Plumbing floor drain/condensation/sink drain

[burleyfarm]

Need help. I know it’s not a garage but the garage is attached. [emoji4]. Hope someone can help. I’d like to be able to install a small laundry sink in the basement utility room. Instead of cutting the floor and installing an additional drain I’d like to first investigate if it’s possible to use this drain. I would need each of these drain tubes to still be functional at the same elevation. They are furnace, dehumidifier, water heater and water softner salt tank overflows. The drain is connected to the basement sewer pump that pumps the basement bathroom and utility rooms up to the septic tank. Any thoughts?



Sent from my iPhone using Tapatalk

 

[Jim greengo]

Need help. I know it’s not a garage but the garage is attached. [emoji4]. Hope someone can help. I’d like to be able to install a small laundry sink in the basement utility room. Instead of cutting the floor and installing an additional drain I’d like to first investigate if it’s possible to use this drain. I would need each of these drain tubes to still be functional at the same elevation. They are furnace, dehumidifier, water heater and water softner salt tank overflows. The drain is connected to the basement sewer pump that pumps the basement bathroom and utility rooms up to the septic tank. Any thoughts?



Sent from my iPhone using Tapatalk

That picture is just wrong on so many levels.

 

[burleyfarm]

That picture is just wrong on so many levels.

And how is that as this was existing when the new house was granted the final occupancy permit? Just like all 28 other homes in the association.


Dave

 

[nadogail]

Was the water softener and A/C installed prior to the final inspection?

IMHO, they look like they were "slid in" after the finals but prior to your occupancy.

 

[Jim greengo]

And how is that as this was existing when the new house was granted the final occupancy permit? Just like all 28 other homes in the association.


Dave

Call the local plumbing or mechanical inspector and ask them if theres a problem with it.

 

[burleyfarm]

Was the water softener and A/C installed prior to the final inspection?

IMHO, they look like they were "slid in" after the finals but prior to your occupancy.

The A/C and water heater was installed prior to occupancy. They are both attached to the drain pans under their respective appliances. The softner overflow was after.


Sent from my iPhone using Tapatalk

 

[burleyfarm]

Call the local plumbing or mechanical inspector and ask them if theres a problem with it.

Yes, I’m familiar with air gaps and it would be nice if there was one but not sure how that can be accomplished with both of these drains exiting at floor level into a plain pipe. So do you have a recommendation as to how to accomplish that and my question to possibly add a sink drain or are you here to criticize the builder.


Sent from my iPhone using Tapatalk

 

[930dreamer]

you need a large air gap drain like this. Not sure what you can do if the lines run along the floor?

 

[stokefire7]

I might be able to help. Where's the sink in all of this ?

 

[burleyfarm]

I might be able to help. Where's the sink in all of this ?

I was planning on either four feet to the right or six feet to the left. The softener and water heater are immediately to the right and the furnace is immediately to the left so I have to place the sink past these appliances. I’m not opposed to cutting the floor if that’s what it’s going to take to do this. Appreciate any advice.


Dave

 

[stokefire7]

Have any vertical drains for the upstairs around ?

 

[burleyfarm]

No, all the upstairs drains are just below the floor joists. All basement drains run to a sewer pump, to pump up to the main drain and out to septic. I’m thinking I’m going to have to open the concrete floor and install a drain for the sink and a proper drain for the appliances.


Dave

 

[LS6 Tommy]

Wow. I'm not sure how they got a COO for that place.
On a separate note, if the furnace and water heater are condensing burners, they each have to have a neutralizer on the drain line.

Tommy

 

[burleyfarm]

Wow. I'm not sure how they got a COO for that place.
On a separate note, if the furnace and water heater are condensing burners, they each have to have a neutralizer on the drain line.

Tommy

Electric water heater.


Dave

 

[stokefire7]

If this is the mech room , where's the basin for your ejector ?

 

[burleyfarm]

Ejector pump is to the right of the water heater.


Sent from my iPhone using Tapatalk

 

[stokefire7]

That floor is pretty clean !

 

[brewchief]

Are you sure that floor drain goes to the sewer ejector? In my area they always go to normal sump pump.

That would be a normal drain situation here, I don't see the need for an air gap on any of the drains listed.

Sent from my SM-T510 using Tapatalk

 

[stokefire7]

I'm guessing that there's one drain tied to the ejector ?

 

[stokefire7]

The basin should have a couple places on it for other drains, you could verify that by pulling the lid.
One option I see is between the wall and the basin( that would be chipped out and tied into the basin) the drain would rise next to the wall and could be run (exposed on the wall ) either direction .

 

[stokefire7]

Another option is to put in a 12" x 12" floor sink , $40.00 I think, where your floor drain is. You could do away with the water heater pan.

 

[stokefire7]

Got a pic of the ejector basin lid ?

 

[LS6 Tommy]

Electric water heater.


Dave

Ahh, from the emergency pan. Now that I see the mechanical room pic things make sense.

Tommy

 

[LS6 Tommy]

Another option is to put in a 12" x 12" floor sink , $40.00 I think, where your floor drain is. You could do away with the water heater pan.

A water heater emergency pan is code anywhere it can cause damage, regardless of floor drains. If his basement is finished on the other side of that wall like it looks, he may need it.

Tommy

 

[stokefire7]

How do you define "damage" ? Getting something wet and water damage are two different things. I doubt Dave is the type of guy that lets a leaking water heater carry on for months.

 

[burleyfarm]

Yes the basement is finished on the other side of the wall. I ran water in the drain and the sewer ejector kicked on. The inlet point for the ejector is pretty deep according to the manual. The drain is about 18” deep, can’t tell if there’s a trap. Going to contact the builder Monday and see what he can tell me about the drain. I think I’m going to bust out a section of concrete around the drain and add a connection for the sink drain but first need to find out how the drain line is plumbed.
I thought of dropping the sink line into the top of the ejector lid but there’s too much stuff under the lid. Also thought of draining into the vent line but didn’t think that would pass inspection at a later date.

Thanks for everyone’s help.


Sent from my iPhone using Tapatalk

 

[BD1]

Check with your inspector on cutting into ejector pit vent. I think that’s legal and it’s called a wet vent .


Sent from my iPhone using Tapatalk

 

[larry4406]

Can you just use a hole saw and drill a hole in the ejector crock lid? Would need to seal it with perhaps a bulkhead fitting and connect your sink drain there? Avoids you busting up concrete and chasing your tail trying to find the groundworks for the ejector and tieing in.

Install the sink with a standalone ejector pump?
https://www.hartell.com/wp-content/uploads/LTP_LTS-900917-IOM.pdf

 

[stokefire7]

This is an option.

 

[59 wagon man]

nice drawing but how does it provide the air gap needed for the 2 lines along the floor?

 

[Bert_]

I don't think I have ever seen a condensate line with an air gap, new house, old house, business, not a single one. Just a 90* turned down into a pipe or they drill a bigger hole in the cover of a floor drain and 90* down though that.

 

[LS6 Tommy]

How do you define "damage" ? Getting something wet and water damage are two different things. I doubt Dave is the type of guy that lets a leaking water heater carry on for months.

I doubt he is either, it's just the way the code is written.

Tommy

 

[stokefire7]

nice drawing but how does it provide the air gap needed for the 2 lines along the floor?

It's not an air gap, it's an air break. There's a difference.

 

[stokefire7]

I doubt he is either, it's just the way the code is written.

Tommy

"So let it be written, so let it be done" Getting biblical on me , huh ? LOL

 

[59 wagon man]

how are you providing an air break ? by use of the floor sink?

 

[LS6 Tommy]

nice drawing but how does it provide the air gap needed for the 2 lines along the floor?

It's not an air gap, it's an air break. There's a difference.

Three stars for knowing the difference. Many people I deal with don't know there is one. No offense intended, but condensate lines and water heater TPRVs require an air gap.

 

[LS6 Tommy]

"So let it be written, so let it be done" Getting biblical on me , huh ? LOL

No, just stating what the code says.

Tommy

 

[stokefire7]

Three stars for knowing the difference. Many people I deal with don't know there is one. No offense intended, but condensate lines and water heater TPRVs require an air gap.

No offense but that's incorrect.

 

[stokefire7]

how are you providing an air break ? by use of the floor sink?

You're discharging below the flood rim and above the trap seal.

 

[Showkey]

I don't think I have ever seen a condensate line with an air gap, new house, old house, business, not a single one. Just a 90* turned down into a pipe or they drill a bigger hole in the cover of a floor drain and 90* down though that.

Same here........

Condensate into floor drain, no neutralizer. ( basement furnace).

Water softener drain/flush often has an air gap and drains to the sump pit.

Floor drains have a trap under floor, floor sump pump pit has a choice to dump outside or to septic with a valve.

Basement water heater never have a pan. The water heaters are usually with a few feet of the floor drain.

Floor drain pit and perimeter footing drain tile goes to second sump pit. Always dumps outside. Never to the septic or sewer system.

Older homes here might have one sump pit for floor and perimeter footing drain tile.