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Sink Required For Hand Washing In Powder Bath

 
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Old 06-02-2019, 12:07 PM   #1
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Sink Required For Hand Washing In Powder Bath


Can someone give me a code reference for this?

Fire restoration. Old house had toilet only in powder bath in basement. They'll give additional money for code updates.
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Old 06-02-2019, 02:41 PM   #2
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Re: Sink Required For Hand Washing In Powder Bath


Are you asking if there is code requiring a sink to be present whenever a SHTR is present?

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Old 06-02-2019, 03:28 PM   #3
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Re: Sink Required For Hand Washing In Powder Bath


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Are you asking if there is code requiring a sink to be present whenever a SHTR is present?
yes
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Old 06-02-2019, 03:36 PM   #4
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Re: Sink Required For Hand Washing In Powder Bath


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Old 06-02-2019, 04:23 PM   #5
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Re: Sink Required For Hand Washing In Powder Bath


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yes
This had come up for me years ago.

BI said no code requiring sink. Said I could plop one in the middle of the living room if I wanted to. Ancient home same as you are dealing with.

That's where term "water closet" came from. Just a door with a SHTR behind it.

Realtor says it's got to have a wash basin to be called a 1/2 bath.
Otherwise a 1/4 bath...


Now, that's not dealing with ADA, egress, OSHA - orwhatever the eff else is out there.
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Old 06-02-2019, 04:38 PM   #6
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Re: Sink Required For Hand Washing In Powder Bath


Well occupant load in the plumbing code would be the only requirement I can think of. Outside of that it's a. Real estate appraisal thing as to what value is added
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Old 06-02-2019, 05:50 PM   #7
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Re: Sink Required For Hand Washing In Powder Bath


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Can someone give me a code reference for this?

Fire restoration. Old house had toilet only in powder bath in basement. They'll give additional money for code updates.

Wait, let me read that differently: If the damage is severe enough to require a new C of O - now you be banging up against current municipality standards.
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Old 06-02-2019, 08:49 PM   #8
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Re: Sink Required For Hand Washing In Powder Bath


The insured payed for coverage that covers code compliance over straight up as is
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Old 06-02-2019, 11:46 PM   #9
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Re: Sink Required For Hand Washing In Powder Bath


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The insured payed for coverage that covers code compliance over straight up as is
Yes. It's a down to studs restoration, with some framing replacement. I wanted to know if I'd be allowed to build a room with a toilet and no sink. I'll ask my AHJ tomorrow.
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Old 06-03-2019, 10:22 AM   #10
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Re: Sink Required For Hand Washing In Powder Bath


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Yes. It's a down to studs restoration, with some framing replacement. I wanted to know if I'd be allowed to build a room with a toilet and no sink. I'll ask my AHJ tomorrow.
Would you want to?

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Old 06-03-2019, 10:33 AM   #11
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Re: Sink Required For Hand Washing In Powder Bath


If your jurisdiction has adopted any version of the International Property Maintenance Code, the sink is required to be in the same room or in "close proximity" to the door leading to the room with the water closet.


In the 2015 version, it's 502.1:


[P] 502.1 Dwelling units. Every dwelling unit shall contain
its own bathtub or shower, lavatory, water closet and kitchen
sink that shall be maintained in a sanitary, safe working condition.
The lavatory shall be placed in the same room as the
water closet or located in close proximity to the door leading
directly into the room in which such water closet is located. A
kitchen sink shall not be used as a substitute for the required
lavatory.



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Old 06-03-2019, 12:20 PM   #12
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Re: Sink Required For Hand Washing In Powder Bath


But this is an additional room to the primary "dwelling" so I think he can do whatever. Nothing mandated.
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Old 06-03-2019, 02:54 PM   #13
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Re: Sink Required For Hand Washing In Powder Bath


I might buy that.


But he wanted the code reference - and there it is. Been in the IPMC since there was one.
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Old 06-03-2019, 07:22 PM   #14
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Re: Sink Required For Hand Washing In Powder Bath


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Would you want to?

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No. The entire point of this is the only way I can get it paid for it is if there is a code requirement.

It's more complicated than that, because the plan is to rebuild the house completely different, but at least try to get as much insurance money as possible first. So if I can tell them I need to cut the slab, add plumbing, re-pour the slab, enlarge the powder bath, buy a vanity, sink and faucet of similar quality to the rest of the house, install and hook it up, now it needs a light over it, etc, then they'll give more money.

You just can't ask a simple question around here without having to explain the back story.
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Old 06-03-2019, 08:36 PM   #15
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Re: Sink Required For Hand Washing In Powder Bath


Sometimes you can get reimbursed for the loss as is and close the claim so you can do as you wish.

I have estimated repairs with like materials such as T&G sheathing even though its cheaper and easier with plywood. It's honest restoration. Once the insurance company calls it a done deal as far as their concerned.....do as you want.

Now there was a venting violation of the existing plumbing and code rules against doing it then you get reimbursed to Meet the law.

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Old 06-03-2019, 09:44 PM   #16
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Re: Sink Required For Hand Washing In Powder Bath


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You just can't ask a simple question around here without having to explain the back story.
That's a good thing, because quite often, the back story leads to options you may not have thought of.
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Old 06-03-2019, 09:48 PM   #17
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That's a good thing, because quite often, the back story leads to options you may not have thought of.
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Old 06-05-2019, 12:13 AM   #18
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Re: Sink Required For Hand Washing In Powder Bath


I'd think twice about serving a customer that used a "Water Closet" with out a sink for years pre insurance claim.....

No Handshake deals.....

Chiseling a Cadillac out of the insurance company when the HO had a Pinto type home is a little on the shady side, IMHO.

Even though the Pinto doesn't meet today's safety Regs.

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