Fixtures

(Return to Index)

Toilets

Many fixtures, such as toilets and sinks, have the date of manufacture stamped on them. This is one way to help determine the age of the property, assuming there have been no renovations. Most common defects:

• Loose at base, with a possibility of deteriorated wood. This defect is obvious by gently rocking the toilet and observing the ceiling below.
  
• The flush assemblies should be checked for leaking and their ability to fill the tank properly.
  
• Look for water behind the toilets that may be coming from the tank or the seal at the base of the bowl.
  
• Cracks in the tank or bowl, especially at the closet bolts. Broken tank lids.

Water Heaters

 Shut-off valves - If there is only one shut off valve, it should be on the cold/inside.

Temperature/Pressure Relief Valve (TPR valve) - All water heaters should have a TPR valve to prevent a possible explosion. Do not test the pressure relief valve, because it may not reseat, causing the pressure relief valve to seep. Water heaters have a drain at the bottom. The purpose of this is to drain the tank when/if necessary or to remove any debris buildup on the bottom of the tank. Some people recommend draining any debris from the sacrificial anode that ends up at the bottom of the tank, however, very few people drain their water heaters. Gas and oil water heaters need an exhaust system. The exhaust system typically shares the chimney with the heating plant. The water heater, or smaller appliance, should enter the chimney flue above the larger vent connector for the furnace or boiler. TPRs should have a pipe extension to within 6 inches of the floor. These direct any discharging hot water to the floor and away from people who may be in the area.

Garage Installation - Water heaters installed in the garage should have the firebox 18 inches above the slab. A water heater in a garage also needs a security post in front of it to prevent it from being hit by an automobile. California requires earthquake strapping and flexible fuel and water piping.

Scalding Water - Water heaters should be set at 125° Fahrenheit or less. Temperatures set higher may cause scalding of children or people with limited mobility. First degree burns or reddening of the skin can occur in 2 seconds at 150 degrees; in 6 seconds at 140 degrees; and in 30 seconds at 130 degrees.

Age – The age of the water heater can be determined from the serial number, but you will need the manufacturer’s code. An option would be to check the first 2 numbers on most of the metal tags on the TPR valve for the year that the TPR valve was manufactured. This is probably the same year that the water heater was manufactured.

Life Expectancy - The life expectancy of most water heaters is 10 to 15 years. Electric units tend to last a little longer than gas or oil-fired units. Summer/winter hookup is a domestic water coil that is immersed and integrated with the boiler of hydronic or steam boilers. Manufacturer’s warranties are typically 5 years, 7 years and 10 years. The difference in warranty time is generally due to the sacrificial anode that tends to deteriorate before and in lieu of the lining seams. The longer the anode, the longer the warranty and the more the water heater will cost.

Laundry Tubs

Cement - Cement laundry tubs were common in the 1920s, 30s and 40s. They were dependable for about 50 years. They have a tendency to crack at the base, near the drain. Look for seepage and or some type of sealant on the bottom of the tub, inside and outside.

Fiberglass - Fiberglass laundry tubs should have long lives, but check to see that they are secured properly.

Clothes Washers - Clothes washers can either discharge into a laundry tub or a standpipe. In either case, this should have a “trap.” 

Clothes Dryers - Gas dryers should vent to the exterior to discharge moisture vapors and the potential for carbon monoxide accumulation.

Shower Stalls

Older units may have wet-bed ceramic tile with a lead pan drain. A modern shower stall will usually have a fiberglass base. The ceramic tile is typically installed over a water-resistant drywall or sheetrock. Better installations will use a waterproof cementious wallboard in lieu of water-resistant drywall to install the ceramic tile. The life expectancy of the water resistant installation is 8 to 12 years in a shower stall that is used daily. The waterproof installations should last 40 to 60 years, mostly dependent upon usage and workmanship.  Modern fiberglass shower stalls and tub enclosures are a reasonable option for dependability and economy.

Whirlpool Tub

A whirlpool tub is a tub with a motor utilized to circulate the water. Hot tubs are much larger, and are normally located outside. Whirlpools are sometimes called Jacuzzis; however, Jacuzzi is the most prominent brand name. Fill the whirlpool to about 1 inch above the jets; turn on the unit to determine proper operation. Check the ceiling below the whirlpool and the adjacent plumbing fixtures.

Bidet

Designed for cleanliness and hygiene of localized parts of the body. Equipped with valves for hot and cold water, the inside walls of the bowl are washed the same way as a standard toilet. The bidet is not designed or intended to carry away solid human waste.

Sinks, Bathtubs and Fixtures

Sinks and bathtubs, etc. should be inspected for cracks and/or surface deterioration. There are a number of materials that are used to manufacture these appliances, and there are pros and cons to all of them. For example, steel is strong, but the porcelain chips easily. Synthetic sinks look good, but their surface is somewhat fragile and cracking is common at and around the drain. Cast iron is dependable, however, the porcelain will still chip. Corian will scratch, but it can be sanded smooth. Corian has a minor tendency for cracking at the drain.

Fiberglass tub surrounds are durable, however, it is not unusual for them to come loose due to the preparation of the walls, the application of the wall material and/or the adhesive. In many cases, these surrounds are installed over the failed tile and deteriorated wall materials behind the tile. To assess this condition, press on the walls in the area of the faucets and along the side wall closer to the front of the tub or towards the end where the faucets are located.

Marilite wall covering is a cellulose-based composition hardboard panel with a thin plastic finish. It makes an acceptable wall covering, however, it is not a dependable waterproof surface for tub/shower areas. Typically, the life expectancy of this type of material, assuming daily shower usage, is approximately 5 to 7 years. The first areas that fail are along the bottom, where the surface is scratched, or at loose joints.

Bathroom and Powder Room Ventilators/Exhaust Fans

Every bathroom or powder room should have a ventilator or exhaust fan, unless it has a functioning window. Bathroom ventilators and exhaust fans should terminate to the exterior (i.e. through the wall, roof, or at the ventilator). Terminating a ventilator in the attic is a defect. If the ventilation is adequate and/or there is little or no insulation, it is unlikely that there will be condensation problems due to the ventilator terminating in the attic.

Water heaters or other combustible fuel appliances should not be installed in bedrooms or bathrooms. The concerns are related to the possibility of carbon monoxide gas backing into the space from potential chimney venting/exhaust problems.

 

Return to Top

---

General   Water Supply Lines    Valves   Waste Water Disposal   Drain Line Materials   Cross Connections   
Pipe Installations   Shower/Tub Wall Surfaces   Gas Piping   Common Defects