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tm2203 · Oct 28, 2008, 03:42 PM

I just had our kitchen remodeled. When the contractor tried to hook up my new deeper sink, he said the drain was too high. There was water in the bottom of my disposal. I said this was unacceptable, so he cut a hole in the floor and put the drain pipe through the floor, into my basement and over to the main drain. I told him he went from a "p" trap to an "s" trap and I thought this was illegal. There is also no vent. He said this was a legal hook-up as long as it was 6 feet or less to the main drain. The new pipe to the main drain is just under 6 feet. This guy is a licensed plumber, but I don't feel confident about the hookup or his explanation. Can I get some comments? Thanks, I'm a mom who doesn't know much about plumbing.

speedball1 · Oct 28, 2008, 04:11 PM

Hey Mom,
Your plumber was blowing smoke up your skirt. "S" traps are illegal no matter how close they are to the drain. That's not to say they don't work, we have older homes back in Wisconsin that have been working just fine, thank you, foe decades with no complaints.
You now have four options,
1) Replace the sink with one not as deep.
2) Tear out the sink and cabinet and cut into the wall and stack and lower the sanitary tee and horizontal drain line in the wall.
3) Add a AAV ,( air admittance vent) to the present set up. **or**
4) Simply keep what you have.
Your choice, Good luck, Tom

tm2203 · Oct 28, 2008, 04:32 PM

Thanks Tom. If I leave the hook-up as is, will I have trouble selling my house? I had new cabinets and granite countertops installed, so at this point they can't be ripped out. How mad should I be at my contractor? Should he have measured the drain height before I ordered my sink? He said he hasn't come across this problem in years and it was always older homes. (Mine is 18 years old). Thanks!

ballengerb1 · Oct 28, 2008, 07:06 PM

Depeends of the quality of the next buyers home inspector. He is likely going to spot the illegal S trap and make the buyer aware of it. The buyer may or may not make an issue of it, too small to be a deal breaker but your plumber is a goof.

speedball1 · Oct 29, 2008, 05:15 AM

If I leave the hook-up as is, will I have trouble selling my house? I had new cabinets and granite countertops installed, so at this point they can't be ripped out.

You may be forced to add a AAV for a vent. Depends upon the inspector. I would cross that bridge when I came to it. Good luck, Tom

ballengerb1 · Oct 29, 2008, 06:59 PM

Tm, not to confuse you but Tom and I may be thinking of two different types of inspectors. A home inspector working for a buy can't make you do anything. He reports flaws to the buyer and then you and the buyer working things out. If someone brought in the local plumbing or building inspector, well lets just say they can make you do a lot of things, period.

tm2203 · Oct 30, 2008, 08:27 AM

Thanks for all your help. My contractor is coming back to do some trim work on the cabinets. Should I make him add an aav to the present hook-up? I don't want any problems down the line, I'd rather take care of it now- he guarantees his work for one year.
Thanks again!

speedball1 · Oct 30, 2008, 08:38 AM

I would certainly ask his opinion. He knows the code in your area and can advise you.
You might show him mu options

You now have four options,
1) Replace the sink with one not as deep.
2) Tear out the sink and cabinet and cut into the wall and stack and lower the sanitary tee and horizontal drain line in the wall.
3) Add a AAV ,( air admittance vent) to the present set up. **or**
4) Simply keep what you have.

And ask him what he thinks. Good luck, Tom