Backflow preventers, also known as backflow devices and assemblies, are installed to prevent backflow, which can contaminate the potable water supply.

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Although water contamination is often evident through taste, smell, or discoloration, sometimes it’s far less noticeable.

During the research portion of the inspection, the commercial property inspector can ask questions that might reveal evidence of backflow. For example, in an interview or pre-inspection questionnaire with the person(s) with the most knowledge (typically, the building’s owner, manager, or your client), ask:

If the answer to any of these questions is yes, recommend water testing of the building’s system by a qualified professional.

Backflow preventers are excluded from the CCPIA’s Standards of Practice, but a commercial building inspector should note whether one is present at the subject property. You may also want to discuss with your client about expanding the scope of the inspection to include further evaluation of the property’s backflow preventer.

It consists of an inlet shutoff valve at the bottom, a single valve body consisting of a pressure vacuum breaker, a check valve, two test cocks, and an outlet shutoff valve. Some pressure vacuum breakers also offer built-in freeze protection; however, this only protects the PVB assembly. Inlet and outlet pipes can still freeze if the system isn’t properly winterized.

Backflow preventers can be complex and are best thoroughly inspected by a plumbing professional or a certified backflow prevention inspector. However, it’s important for the commercial property inspector to be able to identify common devices and assemblies in order to accurately note them in the commercial property inspection report. Additionally, if you decide to hire a plumbing expert to inspect the system, you’ll need to be able to understand their report to add it to your client’s final commercial property inspection report.

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The Environmental Protection Agency (EPA) holds local water suppliers responsible for maintaining a certain level of purity in the potable water supply. Therefore, state regulations and local municipalities require backflow preventers to be installed in most types of commercial properties. Backflow preventers are commonly placed at each cross-connection point found within the plumbing systems of apartments, condominiums, food establishments, and most public and commercial places. The type of backflow preventer installed will be in line with the degree of hazards present at the premises. Check with your local municipality for their Backflow Prevention Program, also commonly referred to as Cross-Connection Plan Requirements.

Backflow preventer devices and assemblies can be found above ground, below ground, or housed within the building itself. In some cases, a commercial property may be exempt from the installation of a backflow preventer. If the subject property doesn’t have a backflow preventer and your client would like to verify if the property is exempt from this requirement, contact your local municipality or government office to verify the property’s exemption status.

The chamber is maintained at a pressure that is lower than the water supply pressure, but high enough to be useful downstream. Four test cocks are installed to allow the inspector to verify proper operation of the valve with a differential pressure meter. Two valves (one before and one after the RPZD) are provided to allow for testing and repair. Although compatible with both above-ground and below-ground installation, above-ground is more common.

A double-check valve is designed for use in non-health hazard cross-connections and continuous pressure applications subject to back-pressure or back-siphonage incidents, such as lawn sprinklers, fire sprinkler lines, commercial pools, tanks and vats, and food cookers. Double-check valves (DCV; also called double-check assemblies or DCAs) are a good choice for underground or indoor installations. A DCA consists of an inlet shutoff valve, two independently operating spring-loaded check valves (usually inside a single valve body), four test cocks, and an outlet shutoff valve.

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This 2 1/2 inch stainless steel reduced pressure zone assembly backflow preventer helps prevent the reverse flow of contaminated water from being pumped or siphoned into the potable water supply due to backsiphonage and or backpressure in accordance with national plumbing codes and water authority requirements. This extremely compact and lighter than a traditional designed assembly is approved for horizontal installation in accordance with the direction of the flow arrow. It is ideal for protection in continuous pressure piping applications and at cross-connections identified as health hazards and from other contaminants found at the service line entrance. This assembly consists of a stainless steel body with a quick access sleeve, torsion spring check valves, resilient seated gate valves with non-rising stem, test cocks, and a corrosive resistant stainless steel bottom mounted pressure relief valve.

A backflow preventer is required to be installed at most commercial properties. It prevents the contamination of the potable water supply. Backflow preventers are excluded from CCPIA’s Standards of Practice, but the commercial building inspector should note whether one is present at the subject property. You may also want to talk to your client about expanding the inspection’s scope of work to include a thorough evaluation of its installation because a backflow preventer is vital for protecting the health of the building’s occupants and customers. A thorough evaluation of the system could include hiring a certified backflow inspector, or contacting your local regulating governmental office.

An air gap is a nonmechanical approach to backflow prevention. It creates a physical separation between the water supply pipe and the vessel. It is the most common backflow preventer and necessary to prevent any contaminant or pollutant from being siphoned or pushed back into the potable water supply.

If the property has a backflow preventer, an inspection tag should be attached to the device or assembly. The tag is a record of the date of the last inspection of the system and the name of the person who performed it. If a tag isn’t present, note this in your inspection report. The backflow prevention inspection should be completed by a certified backflow prevention inspector. This professional is also responsible for submitting the required paperwork to the local government office; therefore, you can verify that the system’s inspection is up to date by contacting the local governmental office.

Generally, the installation and maintenance of backflow preventers are handled by property owners. If your client is a tenant and you need more information about the backflow prevention system, contact the property owner or manager. Alternatively, you can hire a specialty consultant. Taking these extra measures will ensure that the system is properly maintained in accordance with the state’s and local municipality’s requirements. It’s essential for the health of the building’s occupants and customers.