We are building a house, and when we recently wanted to add another bathroom, we learned that we are already over the number of fixtures allowed per our permit. We thought our permit covered all our fixture selections, but apparently those handling our permitting failed to investigate and/or submit our revised list to the powers that be. We do have more fixtures than the average Joe, but it is truly as a result of the design, not useage or the daily needs of our family. There is a shortage of water in our area, so we cannot increase the size of our line from 3/4″ to 1″.
If I understand it correctly, there are two ways to “count” fixtures? Actual and based on use? We can’t seem to get any answers, and we’re getting conflicting opinions from the various folks on our project: 1) take a chance, inspectors don’t count fixtures, 2) even a mediocre inspector will count fixtures, 3) Inspectors don’t care about design, & 4) A good inspector will understand the design and how the fixtures will be used on a daily basis.
We’d like to stay completely above board, yet we’re told not doing so happens all the time. Hate to put anyone on the spot, but I would appreciate hearing your experiences.
Thanks.
Replies
Consider getting the system stamped as an engineered project. What code are you under for plumbing? What are the inspectors like in your area?
Thank you for your reply. According to the county Web site, the code in our area (Washington state) is the Uniform Plumbing Code. With regard to the nature of our inspectors, I don't know personally, but apparently they run the gamut, thus the wide-range of opinions. And they rotate, since you never know who you might get. Sounds so iffy to me. I don't understand what you mean in the first sentence, but I'll pass on the suggestion to those who might (or should! :)
Thank you again.
While i am familiar with other model codes I too am under the UPC. One thing you find in the UPC is allowances for variances as long as they have been engineered by a plumbing engineer. Now the catch is that it must be approved by the administrative authority which is your local plumbing board.
In cases like this I have went ahead and did my thing. Even tell the inspector why I did and why it will work. But we have good inspectors here.
You make perfect sense to me, and that's what I thought would work, too. I suggested that we simply make our case, since the design would clearly support the fixtures. We're were even willing to eliminate any fixtures thought to be superfluous, and simply rough-in for future changes when the water situation changes, but we at least wanted to make our case first rather than just "take our chances."
Unfortunately, we're just the homeowners, so we were shot down. Told to put our trust in those working for us, and there's alot to be said for that to be sure. Still, when the GC and the Plumber tell different stories, it's hard not to be concerned, and it's doubly hard to make decisions.
Oh yeah, rough-ins are apparently not allowed. Guess the county assumes we'll break the law and finish out before we upgrade the line. Oh well, can't fight that, can we.
I appreciate your comments.
around here it is not the amount of fixture that fail code, but the permit fee is base on each fixture. So you must of fail because the county was not taking all the tax money possible from your project.