When purchasing an older homes most buyers will have some unique challenges as homeowners, trying to fit in some of the normal appliances and conveniences that are normal in modern life into a structure where many of these conveniences were not even conceived at the time of build.

Unless some updates have been made to the major components, plumbing and electrical, the home may not be ready to accept the new appliances or conveniences.

Let’s start with one of the greatest conveniences of modern life… The Washing Machine.

The earliest know motorized washing machines appear in the early 1900’s. Most attribute this invention of labor savings and convenience to Alva J. Fisher. This may not be quite accurate and there is some evidence to think there may have been others before him. What Fisher had was the first mass produced washer, the “Thor Washing Machine”.

( The Thor Washing Machine )

We take for granted this item and how much it saves us time. Washing clothes is really pretty darn easy today.

But like many things these machines evolved and with that the plumbing system needs to be upgraded to handle them.

So in comes the “Standpipe”. This is the plumbing receptor for the discharge of the washing machine.  The current standard is the standpipe should be 2 inch in diameter, many earlier standpipes were 1-½ inch pipe. Even though the new washers use less water they pump it out much faster rate and can overrun a 1-½ standpipe.

Per UPC (Universal Plumbing Code) the Standpipe should not be more than 30” or less than 18” above trap, no trap should be  installed below floor and the trap should be installed 6” to 18” above floor.

Here is a couple of examples of a common issue when buying an older home. Both are from pre 1940’s homes. In both cases there was an attempt to add a new laundry appliance, the washer to the older plumbing system. In these examples they failed to get it right.

Example one- Attaching the washer to the old waste stack, though it most definitely can handle the discharge rate, there is no trap and we are getting sewer gases into the home.

Example two- Attaching a untrapped standpipe to the existing laundry sink piping. Well this example again has no trap and the standpipe is way too short.

When buying older homes there will most likely be needed or desired upgrades. Sometimes something so simple as just getting a new washer quickly becomes a bit more complicated. With older homes some thought will be needed when making these installations.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC  is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

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www.ncwhomeinspections.com                                                   509-670-9572