Drains & Vents in studio addition

Discussion in 'Plumbing Forum, Professional & DIY Advice, Tips & ' started by AKAJIMSTER, Dec 12, 2009.

  1. AKAJIMSTER

    AKAJIMSTER New Member

    Messages:
    5
    Location:
    Ventura County, CA
    I am adding plumbing to a room above our garage and laundry room to be able to rent out as a one room studio. The main lines & branches have already been run by a handyman/plumber friend of a friend and I've got a few concerns about the layout and whether or not I'll have problems with the venting or who knows what else. I know I definitely need to add a cleanout; don't know where the best spot for that would be either. Forget about asking the inspector to have it inspected; I tried the legal route first(getting a permit). Every time I went down to the city to double check requirements, etc., the price went up as did the requirements, which had nothing to do with the plumbing. I've attempted a diagram and looking for feedback and suggestions for improvement. Thanks in advance.

    Attached Files:

  2. Last edited by a moderator: May 24, 2010
  3. psjr56

    psjr56 Member

    Messages:
    40
    Location:
    S. Jersey
    Is the shower the wet vent? Could the a vent for the shower be tied with the others in the attic? I guess the toilet should have a vent too huh?
  4. FloridaOrange

    FloridaOrange Plumbing Designer

    Messages:
    1,317
    Location:
    SW Florida
    The shower and the toilet are wet vented.
    Wet venting is allowed here but you cannot have a non-bathroom fixture in the middle of a bathroom wet vent. That requirement is based on IPC.
  5. jimbo

    jimbo Plumber

    Messages:
    8,997
    Location:
    San Diego
    The vent across from the kitchen seems to be a horizontal vent below the flood rim of the fixtures. That would be your biggest no-no . Unless the redbox is saying that the pipe goes vertical to about 42" before going horizontal
    Last edited: Dec 13, 2009
  6. hj

    hj Moderator & Master Plumber Staff Member

    Messages:
    26,485
    Location:
    Cave Creek, Arizona
    permit

    quote; Every time I went down to the city to double check requirements, etc., the price went up as did the requirements, which had nothing to do with the plumbing.

    You sound just like the guys on "Dream house", when they added an addition to their house. When the inspector came out he told them the addition was too close to the property line, they had to move it. They KNEW it had to be 4', but just ASSUMED that the fence was 18" on their side of the line. When they had to move the foundation, they said that they, also, would not get permits for any other work. I guess it is okay to do something "illegal" as long as nobody sees it or catches you doing it. THOSE "requirements" were probably to make sure what you were doing would comply with city requirements. IF so, and one of those requirements was "NO rental apartments in a residential area", you will discover it as soon as one of your neighbors reports it.
  7. AKAJIMSTER

    AKAJIMSTER New Member

    Messages:
    5
    Location:
    Ventura County, CA
    Dunbar - Wet plumbing is allowed here - if done correctly. That's what I wanted to know, whether or not it was done correctly or not.

    psjr56 - The vent stack is at the bath sink; the shower and toilet are wet vented from that and the sink in the kitchenette will have a vent going up into the attic and tie in horizontally to the bath sink vent. I don't have enough room at the roof line in the attic to put in the vent lines for the shower and toilet in the wall behind them. What "non-bathroom fixture in the middle of a bathroom wet vent" were you referring to? My city goes by the UPC, if that matters.

    jimbo - Yes, both vents go vertical up into the attic.

    hj - I think I saw that episode!

    The code does allow 2nd units. The city wanted me to go to the expense of hiring an architect to do a complete plot plan showing landscaping, existing layout, etc., etc. I explained to them that the structure already exists(they would not accept pictures accompanied by a detailed & accurate sketchup from a home design program) and nothing on the exterior of the property would change; it would only be the addition of plumbing and other fixtures in the interior of an existing structure. They also wanted me to install a carport in front of my garage along with other misc BS. So, it went from $750 in permits and "no problem" to over $2,500 in permits and at least $4-5,000 in additional work - before I spent anything on the plumbing and other improvements/fixtures on the interior. :eek: That being said, the jackhammering has already been done(took most of a day) with no complaints! The neighbors on my left and right already know what's going on and have no problems with it-one also has a studio they rent out(permitted years ago before the additional requirements). If I do get complaints and the city comes out to have a peek, I just want to make sure the guts are done correctly so there will be no problems with that. I'll worry about the rest if it becomes a problem. So, any wisdom on the plumbing layout?
  8. FloridaOrange

    FloridaOrange Plumbing Designer

    Messages:
    1,317
    Location:
    SW Florida
    The kitchen sink. Under IPC I think it would be under 909.1 but I don't have access to UPC. It's not something that wouldn't work anyway, just one of those code issues thing. I think it came in around '01.
  9. AKAJIMSTER

    AKAJIMSTER New Member

    Messages:
    5
    Location:
    Ventura County, CA
    Thanks for the replies. Any others? Does it look like it will work? Any problems?
  10. Doherty Plumbing

    Doherty Plumbing Journeyman & Gas Fitter

    Messages:
    810
    Location:
    Penticton, BC
    That seems odd. This would make venting some bathrooms basically impossible without flat dry vents below the FLR of the fixture they serve.
  11. nhmaster

    nhmaster Master Plumber

    Messages:
    3,189
    Location:
    S. Maine
    UPC did not allow wet venting for many years. I never found a house that I couldn't plumb without running a flat vent. it just takes some extra planning and of course, pipe.
  12. dcelite

    dcelite Plumber

    Messages:
    132
    Location:
    Los Gatos, CA
    Well, I know we can't run flat vents but we can use wet vents if sized properly. It looks like you have both. It does not look like the toilet is vented to me. The vent should come off between the closet bend and the drain wye going into that line.
  13. AKAJIMSTER

    AKAJIMSTER New Member

    Messages:
    5
    Location:
    Ventura County, CA
    dce - What is a flat vent? I was planning to add another wye with a cleanout between the closet bend and other wye. Would the wet vent I have at the lav be sufficient for the toilet or do I definitely need a separate vent for the toilet where you suggested? If I do need one, where would the best place be for the cleanout if this spot is taken? Could I put another wye off of the one I add for this vent? Thanks.
  14. dcelite

    dcelite Plumber

    Messages:
    132
    Location:
    Los Gatos, CA
    1) A flat vent is a vent which runs horizontally (less than 45 degrees) while it is lower than 6" above the flood rim of the fixture it is serving. In other words; a vent must have a vertical slope (greater than 45 degrees) until it reaches 6" above the fixture it is serving. Then it can run horizontally.
    2) Clean out: Replace the 3x2 wye with a 3" wye; then use a 3x2 wye for the kitchen sink and a 3x2 wye for the shower/lavy drain; put the clean out at the end of the second 3x2 wye.
    Hope that helps.
  15. AKAJIMSTER

    AKAJIMSTER New Member

    Messages:
    5
    Location:
    Ventura County, CA
    No flat vents here. The vent from the kitchen sink will run vertically up into the attic, then horizontally over to the vent from the lav, then out the roof. (All the items boxed in red are vertical).

    That's what I was thinking after reading your other post. Thanks!
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