[retrofitz]

A rental property inspector recently wrote up this item that needs to be corrected: Replace the unvented J-trap under the bathroom hand lavatory.

Background:
I am the property owner and had this sink installed by my plumber less than a year ago. Prior to the installation the bathroom had no sink (had been that way for a hundred years, literally). I haven't had any complaints about the functionality of the drain. I talked to my plumber and he said he did not install a vent because it was within 6 feet of the stack vent that the bathtub and toilet use. He suggested he could install an inline vent if it is required and he will be looking into that.

Questions:
I want to see what I can learn about the terminology and requirements before I talk to the inspector. Do you think he means that the J-trap really needs to be replaced (as inspector said), or just a vent installed (as plumber suggested)? Is there such a device as a "vented J-trap"? Does an inline vent need to vent outdoors? Any code concerns about adding an inline vent?

Thanks!

Tom

[speedball1]

UOTE=retrofitz]A rental property inspector recently wrote up this item that needs to be corrected: Replace the unvented J-trap under the bathroom hand lavatory.

Background:
I am the property owner and had this sink installed by my plumber less than a year ago. Prior to the installation the bathroom had no sink (had been that way for a hundred years, literally). I haven't had any complaints about the functionality of the drain. I talked to my plumber and he said he did not install a vent because it was within 6 feet of the stack vent that the bathtub and toilet use. He suggested he could install an inline vent if it is required and he will be looking into that.

Questions:
I want to see what I can learn about the terminology and requirements before I talk to the inspector. Do you think he means that the J-trap really needs to be replaced (as inspector said), or just a vent installed (as plumber suggested)? Is there such a device as a "vented J-trap"? Does an inline vent need to vent outdoors? Any code concerns about adding an inline vent?

Thanks!

Tom[/QUOTE]


Hi Tom,

Yeah, let's talk about terminology. "P"trap not "J" trap. A "J" bend is the return bend of a "P" trap. "Inline Vent" translates to Spring Loaded Mechanical Vent in my book.
The inspector didn't want the trap replaced, he wanted it vented and brought up to code. There's no such animal as a "vented J or P trap"
Your plumber missed the boat on installing a vent. If there were to be no inspections he might have skated by on the 6" unvented drain but if he knew he would be inspected he should have conformed to code. Let me give you the size of the drain and acceptable distance between fixture trap and vent.
1 1/4" drain 2 1/2' from trap to vent
1 1/2" " 3 1/2'
2'' '' 5'
3" '' 6'
If local code allows you to install a Mechanical vent that would be the simplest way to go.
Check them out at, http://www.studor.com/homeowners.htm
More questions? I'm as close as a click.
Tom

[retrofitz]

Thank you for the info! :)