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Updated 01/23/20
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CA Plumbing Code Water Supply Pipe Restrictions
Caveat Emptor (let the buyer beware) .... ?
TIP:
Our house does not technically qualify for inserting 3/4 inch supply pipe thru 1-inch Kitec,
if we have more than 20 water fixture units (a clothes washer has 4 units; each toilet is 2.5, etc.),
and the "real" pipe distance from city water meter to our farthest water fixture is over 60 feet
(including all the ups and downs and twists and turns).
Before deciding to not follow the official, 2016 CA Plumbing Code Tables 610.3 and 610.4
below, it may be prudent to talk to a real estate attorney (many offer free first visit consultation),
along with impartial and appropriately experienced plumbers ....
Did you know...?
According to this legal firm, California municipal inspectors do not have the authority to bypass
official state building codes,
nor, are inspectors / municipal office personnel legally liable for any state code plumbing violations,
nor, does a permit signify full adherence to state plumbing code -- or even adequate workmanship:
"There is a common public misconception in California concerning the building permit process
and the role that local, city and state agencies play in overseeing this process ...."
"Under current statutory schemes, local municipalities and city public agencies are essentially
stripped of any responsibility for the work performed by their building inspector employees and the
permits that these inspectors issue. In truth, a building permit is little more than a statement
by the local municipality that the homeowner or developer who contracted for the work of
improvement has paid the requisite fees to the local city housing authorities."
http://www.berding-weil.net/articles/public-agency-protection-in-building-permit-process-myth.php
-- Homeowners are cautioned to not rely solely on the word of any installer, or even municipal building
inspector, regarding viability of bypassing state building codes:
"These cases reinforce the point that a building permit issued by a public agency is neither a guarantee
of the quality of the contractor's work, nor is it a representation of the adequacy of the work that was
performed on the property."
"...the building permits issued by public agencies are not meant to serve as insurance policies by which
the municipality guarantees that each building is built in compliance with the building and zoning codes."
Example:
There was apparent confusion in my own community when water bills indicated homeowners had
3/4 inch city water meters .... which logically implied, that 3/4 inch water supply pipe might be an
adequate replacement for the old Kitec one-inch pipe, and could therefore be inserted through the
old pipe to eliminate digging a trench from the house to city water meter ....
However, according to 2016 California Plumbing Code tables (see below) and my input from various
experienced, independent plumbers .... such a cost-saving strategy for plumbing companies (which
in my observation, was not generously passed along to customers), is technically a building code
violation for most homes here.
-- Plumbing code conformance with the one-inch supply pipe on 3/4-inch city meters was intended
to ensure efficient water flow for all houses here having two or more bathrooms, allow for additional
occupants and visitors, remodel with other or larger water fixtures, etc..
Our original developer used one-inch supply pipe with 3/4 water meter on all houses with more
than 20 water fixture units, meeting CA building codes identical to the 2016, re-published plumbing
code tables.
According to those building codes, even my 1160 sq ft, 1.5 bathroom house should not use 3/4-inch
water supply pipe on 3/4-inch city meter.
The really bad news:
Ignorant consumers appear to have virtually no recourse if problems ensue from code violations.
"Only two states in this country allow for criminal prosecution of building officials who fail to enforce
the building codes".
In California, inspectors and building officials who make false assumptions or give out misleading
information to the public -- whether intentional or not -- are protected by "Sovereign Immunity".
http://www.willcoxinspections.com/city_building_inspectors_liability.htm
"There is a common public misconception in California concerning the building permit process
and the role that local, city and state agencies play in overseeing this process ....."
"....Unknowledgeable property owners, including unit owners in homeowners associations,
may be the ones to suffer if they depend on the public agency to stand behind the building
permit it issues and the inspectors it hires to oversee ongoing private works of improvement....."
"These cases reinforce the point that a building permit issued by a public agency is neither
a guarantee of the quality of the contractor's work, nor is it a representation of the adequacy of the
work that was performed on the property."
"Building codes, the issuance of building permits, and building inspections are merely devices
used by municipalities to collect the revenues that help fund the municipality."
"When viewed from this perspective, the building permits issued by public agencies are not meant
to serve as insurance policies by which the municipality guarantees that each building is built in
compliance with the building and zoning codes."
http://www.berding-weil.net/articles/public-agency-protection-in-building-permit-process-myth.php
Caveat for repipe home sellers not adhering to CA plumbing codes:
Property owners can be sued for full rescission of contract even years after selling, when
building code violations are not disclosed at sale time ... WHETHER OR NOT ANY DAMAGE
HAS RESULTED.
Suggested seller disclosure statement for the example above:
"The water supply pipe for this house does not follow the official CA plumbing code regulations
in Table 610.3 or 610.4. The supply pipe diameter from city meter has been reduced to 3/4 inch
from one inch, by inserting new PEX pipe through the original Kitec supply pipe."
-- Unfortunately, home sellers are not very likely to disclose potential code violations whenever
their (LIABILITY-FREE) inspector has signed an official building permit that implies all is well .....
"The Duty to Disclose Kitec Plumbing by Real Estate Agents"
https://activerain.com/blogsview/5063407/the-duty-to-disclose-kitec-plumbing-by-real-estate-agents--ontario-
"......If you do not disclose, you may be sued for compensation to remedy the problems.
........If you are a purchaser, you can sue for full rescission of the contract."
These lawsuits can take place after any code deviation discovery; weeks, months or years later.
http://www.realestatelawyers.com/resources/real-estate/purchase-sale-agreements/what-happens-a-seller-fails-disclose-defects-whe
SUGGESTION:
Before deciding NOT to adhere to the official plumbing specs in CA Table 610.3 and 610.4,
I would personally consider talking to a real estate attorney (many offer free first visit consultation),
along with a few impartial, appropriately experienced plumbers.
NOTE:
It is fairly easy to check the official CA code requirements for water supply pipe from our city meter:
2016 California Plumbing Code, “Water Supply and Distribution”
Table 610.3 “Water Supply Fixture Units (WSFU) and Minimum Fixture Branch Pipe Sizes”
Table 610.4 “Fixture Unit Table for Determining Water Pipe and Meter Sizes”
https://archive.org/stream/gov.ca.bsc.title24.2016.05/gov.ca.bsc.2016.05#page/150/mode/2up
Conditions for using table 610.4:
https://archive.org/stream/gov.ca.bsc.title24.2016.05/gov.ca.bsc.2016.05#page/152/mode/2up
Example: These tables indicate that 3/4 inch pipe with 3/4 inch city meter should NOT be used
for mainline water supply if the house has more than 20 units of water fixtures and the "real distance"
from city meter to the farthest water fixture is more than 60 feet.
(If water psi flow is ever less than 45, only 16 units are allowed at 60 feet....
If the real distance is 80 feet with psi under 60, only 19 units are allowed;
if distance is 100 feet, only 17, etc.).
Typical two-bathroom house in our community requires 27 water fixture units per Table 610.3
Bathtub or combination bath/shower 4.0 x 2 8.0
Toilet (water closet) 2.5 x 2 5.0
Bathroom sink (lavatory) 1.0 x 2 2.0 (add 1.0 more units for each additional sink)
Kitchen sink 1.5
Clothes washer 4.0
Dishwasher 1.5
Hose bib 2.5
Each additional hose bib 1.0
Laundry sink 1.5
________
27 water fixture units
TIP:
Our house does not technically qualify for inserting 3/4 inch supply pipe thru 1-inch Kitec,
if we have more than 20 water fixture units (a clothes washer has 4 units; each toilet is 2.5, etc.),
and the "real" pipe distance from city water meter to our farthest water fixture is over 60 feet
(including all the ups and downs and twists and turns).
Before deciding to not follow the official, 2016 CA Plumbing Code Tables 610.3 and 610.4
below, it may be prudent to talk to a real estate attorney (many offer free first visit consultation),
along with impartial and appropriately experienced plumbers ....
Did you know...?
According to this legal firm, California municipal inspectors do not have the authority to bypass
official state building codes,
nor, are inspectors / municipal office personnel legally liable for any state code plumbing violations,
nor, does a permit signify full adherence to state plumbing code -- or even adequate workmanship:
"There is a common public misconception in California concerning the building permit process
and the role that local, city and state agencies play in overseeing this process ...."
"Under current statutory schemes, local municipalities and city public agencies are essentially
stripped of any responsibility for the work performed by their building inspector employees and the
permits that these inspectors issue. In truth, a building permit is little more than a statement
by the local municipality that the homeowner or developer who contracted for the work of
improvement has paid the requisite fees to the local city housing authorities."
http://www.berding-weil.net/articles/public-agency-protection-in-building-permit-process-myth.php
-- Homeowners are cautioned to not rely solely on the word of any installer, or even municipal building
inspector, regarding viability of bypassing state building codes:
"These cases reinforce the point that a building permit issued by a public agency is neither a guarantee
of the quality of the contractor's work, nor is it a representation of the adequacy of the work that was
performed on the property."
"...the building permits issued by public agencies are not meant to serve as insurance policies by which
the municipality guarantees that each building is built in compliance with the building and zoning codes."
Example:
There was apparent confusion in my own community when water bills indicated homeowners had
3/4 inch city water meters .... which logically implied, that 3/4 inch water supply pipe might be an
adequate replacement for the old Kitec one-inch pipe, and could therefore be inserted through the
old pipe to eliminate digging a trench from the house to city water meter ....
However, according to 2016 California Plumbing Code tables (see below) and my input from various
experienced, independent plumbers .... such a cost-saving strategy for plumbing companies (which
in my observation, was not generously passed along to customers), is technically a building code
violation for most homes here.
-- Plumbing code conformance with the one-inch supply pipe on 3/4-inch city meters was intended
to ensure efficient water flow for all houses here having two or more bathrooms, allow for additional
occupants and visitors, remodel with other or larger water fixtures, etc..
Our original developer used one-inch supply pipe with 3/4 water meter on all houses with more
than 20 water fixture units, meeting CA building codes identical to the 2016, re-published plumbing
code tables.
According to those building codes, even my 1160 sq ft, 1.5 bathroom house should not use 3/4-inch
water supply pipe on 3/4-inch city meter.
The really bad news:
Ignorant consumers appear to have virtually no recourse if problems ensue from code violations.
"Only two states in this country allow for criminal prosecution of building officials who fail to enforce
the building codes".
In California, inspectors and building officials who make false assumptions or give out misleading
information to the public -- whether intentional or not -- are protected by "Sovereign Immunity".
http://www.willcoxinspections.com/city_building_inspectors_liability.htm
"There is a common public misconception in California concerning the building permit process
and the role that local, city and state agencies play in overseeing this process ....."
"....Unknowledgeable property owners, including unit owners in homeowners associations,
may be the ones to suffer if they depend on the public agency to stand behind the building
permit it issues and the inspectors it hires to oversee ongoing private works of improvement....."
"These cases reinforce the point that a building permit issued by a public agency is neither
a guarantee of the quality of the contractor's work, nor is it a representation of the adequacy of the
work that was performed on the property."
"Building codes, the issuance of building permits, and building inspections are merely devices
used by municipalities to collect the revenues that help fund the municipality."
"When viewed from this perspective, the building permits issued by public agencies are not meant
to serve as insurance policies by which the municipality guarantees that each building is built in
compliance with the building and zoning codes."
http://www.berding-weil.net/articles/public-agency-protection-in-building-permit-process-myth.php
Caveat for repipe home sellers not adhering to CA plumbing codes:
Property owners can be sued for full rescission of contract even years after selling, when
building code violations are not disclosed at sale time ... WHETHER OR NOT ANY DAMAGE
HAS RESULTED.
Suggested seller disclosure statement for the example above:
"The water supply pipe for this house does not follow the official CA plumbing code regulations
in Table 610.3 or 610.4. The supply pipe diameter from city meter has been reduced to 3/4 inch
from one inch, by inserting new PEX pipe through the original Kitec supply pipe."
-- Unfortunately, home sellers are not very likely to disclose potential code violations whenever
their (LIABILITY-FREE) inspector has signed an official building permit that implies all is well .....
"The Duty to Disclose Kitec Plumbing by Real Estate Agents"
https://activerain.com/blogsview/5063407/the-duty-to-disclose-kitec-plumbing-by-real-estate-agents--ontario-
"......If you do not disclose, you may be sued for compensation to remedy the problems.
........If you are a purchaser, you can sue for full rescission of the contract."
These lawsuits can take place after any code deviation discovery; weeks, months or years later.
http://www.realestatelawyers.com/resources/real-estate/purchase-sale-agreements/what-happens-a-seller-fails-disclose-defects-whe
SUGGESTION:
Before deciding NOT to adhere to the official plumbing specs in CA Table 610.3 and 610.4,
I would personally consider talking to a real estate attorney (many offer free first visit consultation),
along with a few impartial, appropriately experienced plumbers.
NOTE:
It is fairly easy to check the official CA code requirements for water supply pipe from our city meter:
2016 California Plumbing Code, “Water Supply and Distribution”
Table 610.3 “Water Supply Fixture Units (WSFU) and Minimum Fixture Branch Pipe Sizes”
Table 610.4 “Fixture Unit Table for Determining Water Pipe and Meter Sizes”
https://archive.org/stream/gov.ca.bsc.title24.2016.05/gov.ca.bsc.2016.05#page/150/mode/2up
Conditions for using table 610.4:
https://archive.org/stream/gov.ca.bsc.title24.2016.05/gov.ca.bsc.2016.05#page/152/mode/2up
Example: These tables indicate that 3/4 inch pipe with 3/4 inch city meter should NOT be used
for mainline water supply if the house has more than 20 units of water fixtures and the "real distance"
from city meter to the farthest water fixture is more than 60 feet.
(If water psi flow is ever less than 45, only 16 units are allowed at 60 feet....
If the real distance is 80 feet with psi under 60, only 19 units are allowed;
if distance is 100 feet, only 17, etc.).
Typical two-bathroom house in our community requires 27 water fixture units per Table 610.3
Bathtub or combination bath/shower 4.0 x 2 8.0
Toilet (water closet) 2.5 x 2 5.0
Bathroom sink (lavatory) 1.0 x 2 2.0 (add 1.0 more units for each additional sink)
Kitchen sink 1.5
Clothes washer 4.0
Dishwasher 1.5
Hose bib 2.5
Each additional hose bib 1.0
Laundry sink 1.5
________
27 water fixture units
Other Concerns
-- It is not clear, that any aging Kitec water mainline pipe left in the ground indefinitely
cannot ultimately leach corrosion into drinking water via inserted, absorbent PEX pipe ......
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Kitec pipe is made up of a layer of aluminum sandwiched between two layers of plastic, with brass used for fittings ... "....When the aluminum comes in contact with zinc, corrosion builds up which can clog the pipe and cause it to burst. That zinc appears to be coming from those brass fittings. So even if there is not enough dezincification to cause the fitting to fail, there is enough chemical reaction between the zinc and the aluminum to cause the pipes to fail...." (This chemical reaction applies to both hot and cold water pipe; corrosion buildup may have weakened pipe structure before fittings were removed.) "A recent report by the California Real Estate Inspection Association (CREIA) attributes this as the likely cause of Kitec failures in our area." http://www.bpelaw.com/kitec-plumbing-part-2-failure-causes-conclusions-and-recommendations-its-not-just-the-pipe-fittings/ NSF recently found that PEX pipe can absorb many hazardous contaminants, and urges more research: A National Science Foundation study published in 2015 observed serious leaching issues for PEX types A, B, and C from hazardous chemical contamination which can accumulate over time; affected water may or may not have a noticeable odor or taste: http://www.sciencedirect.com/science/article/pii/S0043135414006289 -- Researchers recommend that PEX pipe homeowners use carbon filters on all water taps, and routinely flush home systems, especially if away for 3 days or more... Aluminum is a neurotoxin that has never been proven safe for consumption: http://www.wisegeek.com/what-is-a-neurotoxin.htm 2017 Conference Exposes Health Impact of Aluminum Today’s Most Prevalent Environmental Toxin "....Scientists from 16 countries discussed the latest research about how aluminum impacts plants, animals and humans." "We inhale it in pollution, consume it in processed foods, slather it on in toiletries and inject it into ourselves and our babies in vaccines. Neurotoxic aluminium, according to increasing amount of scientific evidence, may stay in the body where it breaches protective barriers, induces wildly oxidative processes and fires inflammation, disrupts genetic transcription, impairs metabolism, accumulates in brain and breasts and testes, is linked to cancer, infertility, Alzheimer’s disease and anxious, aggressive and autistic behaviour." “Some people think it is harmless, but everyone at Keele understands the toxicity of aluminium,” said Keele biologist and aluminum expert Christopher Exley who launched the meeting. His research started three decades ago when he began looking into why fish exposed to aluminum in their water died within 24 hours.": http://healthimpactnews.com/2017/conference-exposes-health-impact-of-aluminum-todays-most-prevalent-environmental-toxin/ Study: High Amounts of Aluminum in Brains of Alzheimer’s Patients "The association of aluminum as a neurotoxin related to several neurological disorders, including Alzheimer’s disease (AD), is often ignored or marginalized even as AD and other neurological disorders continue to rise in epidemic proportions." http://healthimpactnews.com/2017/study-high-amounts-of-aluminum-in-brains-of-alzheimers-patients/ "Avoid These 5 Brain Damaging Neurotoxins Found In Popular Foods" - by Dr Sam Robbins "Aluminum: The last neurotoxin you want to avoid is Aluminium, because there’s 50 years of proof that it can lead to Alzheimer’s." (This type of metal is common in drinking water....over-the-counter antacid and vaccine). https://www.youtube.com/watch?v=DZQ7tdXVAKE |
04/22/19
