air gap device Archives - Charles Buell Consulting LLC

June 10, 2016 by Charles Buell

Kitchen “water feature”—that won’t be on the listing.

While this is a water feature you won’t see very often—-it can happen.

I once even had a handyman tell me that the air gap was supposed to be a water feature. Well he didn’t call it a water feature–he just thought that because there was a hole in the side of the air-gap device, that that is where the water was supposed to come out. How he explained why there were two hoses attached to it was a bit baffling and I have no clue. This basic lack of understanding of what the device is for and how it works perhaps showed he was not handy enough.

The air-gap device–like its name implies–is just merely a “break” in the drain line that prevents dirty water from backing up into the disposal when bad things happen to the drain sink side of the device. Here is a short little video of the air-gap functioning as a drain instead of for what it is intended.

This is what will happen when you install that brand new disposal and don’t realize there is a little plug in the tail piece of the disposal that must be broken away before you connect the drain to it.

In this case that plug was still in place–hence the nice kitchen water feature.

At least all the water went into the sink–and not onto the counter-top.

By Charles Buell, Real Estate Inspections in Seattle

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January 7, 2015 by Charles Buell

Do you feel “lucky” or “yucky?”

We have all seen the adds on TV for the dishwasher soaps that promise to leave your crystal wine glasses just as spotless–as a Dalmatian is spotted.

On a recent inspection I found a dishwasher drain installation that might just keep that crystal even MORE spotted than a Dalmatian. Take a look at the picture below and you should be able to see how when water drains from the left basin it can run right INTO the drain from the dishwasher.

Most people like to think of their dishwasher as a relatively sanitary environment and risking dirty water flowing back into the washer is not considered a good idea. The best spot-free detergents in the world are not going to help with this insult. This dishwasher drain should be connected to a proper countertop air-gap device or to a Johnson-T air gap device –and then to a proper drain location.

Remember that chicken or fish you gutted in the sink last week?

Or when the kids gave fluffy a bath?

Hopefully nobody washed out diapers in the sink–oh yeah, I forgot–nobody washes diapers at home any more.

Yes even that stuff–or worse–might find its way into the dishwasher. The kitchen sink gets used for all kinds of things.

Makes you want to go lick the Gum Wall, in Post Alley, Seattle, WA doesn’t it?

By Charles Buell, Real Estate Inspections in Seattle

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October 3, 2012 by Charles Buell

The Johnson Tee Dishwasher Air Gap Device—some more information.

I have done several other posts about the Johnson Tee and their use as an alternative to the countertop style air gap device for dishwashers.

Johnson Tees and Countertop Air Gap Devices

Johnson Tee’s—another way to vent your dishwasher drain

Johnson Tee Air Gap Device with Decorative Cap

While I like these devices quite a lot, because they eliminate the need for having a device installed on the sink or countertop, it has come to my attention that some modern dishwashers require a 5/8” drain line from the washer. In order to make these dishwashers quieter they use less noisy motors that do not have the pumping capacity of older noisier motors. The larger size drain minimizes clogging that might result with smaller diameter drains.

There are still lots of dishwashers—even really quiet ones—that still allow the ½” drains typical of Johnson Tee’s. The problem might arise if one has a Johnson Tee installed and one buys a washer that requires a 5/8” drain line. This is not a big issue as the Johnson Tee would need to be properly abandoned and a countertop style air gap device installed. The other option of course would be to find a washer that allows for a ½” drain line.

Some of the dishwashers that I found installation instructions for that require a minimum 5/8” drain lines were GE, ASKO and Bosch—there are likely others.

Some of the dishwashers that I found installation instructions for that require a minimum 1/2” drain lines were Whirlpool, Kitchenaid and Amana—there are likely others.

There also may be different “models” of many of the manufacturers’ that either allow or don’t allow a ½” drain line.

Some jurisdictions do not even require air gap devices—or are not enforcing codes that do require them.

Every dishwasher installation’s requirements must be met regardless, and this is why installation of a dishwasher should only be done by a qualified professional.

By Charles Buell, Real Estate Inspections in Seattle

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