We are trying to sell our home and had it pre-inspected. The inspector commented that all the sinks have s traps which are not up to code - they were put in by the homeowner who remodeled the house prior to us buying it.

Is there a way for us to replace those traps ourselves so that they are properly vented? More importantly, is there a way for this to be done without tearing out the walls? The drain runs from the sink base through an s trap and down (vertically) into the base of the cabinet.

Ah, it's always nice to find out that a previous homeowner "remodeled" something without following any codes or getting any permits.

I should think you could turn an S-trap into a P-trap by installing an AAV (air admittance valve). The valve would be under your sink in the cabinet. Very minimal pipe cutting and no cutting into any walls.

Sorry I don't have a chance to make a drawing, but you'll figure it out. The AAV's have a little drawing on their box. :)

Good luck, hope that helps a bit.

Hi all...

Jamlove has a good suggestion regarding the AAVs... as long as they are LEGAL in your area. To check, call your local plumbing inspector and ask him if mechanical vents (AAVs) are legal. Whatever you do, do not install AAVs without permission.. as that could be repeating the same mistake the last guy made!

If they are legal then you will need to remove the s-traps and replace them with a PTRAP and an AAV... see picture below. In the picture you can see that an AAV can be installed on the vertical or on the horizontal.

Finally, talk to the local plumbing inspector and double check that you need to change out the s-traps to begin with. You may fall under a GRANDFATHERING clause if these were installed a loonnggg time ago... ok?

Let us know what you discover... ;)

MARK