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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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.

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

David Alexander is a Baden-Powell Fellow, Summit Bechtel Reserve philanthropist, and recipient of the Silver Buffalo and Distinguished Eagle Scout Award. He is the founder of Caljet, one of the largest independent motor fuels terminals in the U.S. He has served the Arizona Petroleum Marketers Association, Teen Lifeline, and American Heart Association. A triathlete who has completed hundreds of races, Alexander has also mentored the women’s triathlon team at Arizona State University.

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

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Bray Barnes is a recipient of the Distinguished Eagle Scout Award, Silver Beaver, Silver Antelope, Silver Buffalo, and Learning for Life Distinguished Service Award. He received the Messengers of Peace Hero award from the royal family of the Kingdom of Saudi Arabia, and he’s a life member of the 101st Airborne Association and Vietnam Veterans Association. Barnes serves as a senior fellow for the Global Federation of Competitiveness Councils, a nonpartisan network of corporate CEOs, university presidents, and national laboratory directors. He has also served as a senior executive for the U.S. Department of Homeland Security, leading the first-responder program and has two U.S. presidential appointments

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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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.

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.

WattsBackflow preventer

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.

[MP] BACKFLOW PREVENTER, REDUCED-PRESSURE-ZONE TYPE. A backflow-prevention device consisting of two independently acting check valves, internally force ...

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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.

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.

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.

Pressure regulating or reducing valves (PRVs) help control downstream water pressure in commercial and residential systems. Each water pressure regulating valve ...

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Glenn Adams is a recipient of the Silver Beaver, Silver Antelope, Silver Buffalo, and Distinguished Eagle Scout Award. He is the former president of the National Eagle Scout Association and established the Glenn A. and Melinda W. Adams National Eagle Scout Service Project of the Year Award. He has more than 40 years of experience in the oil, gas, and energy fields, including serving as a president, owner, and CEO. Adams has also received multiple service awards from the Texas Alliance of Energy Producers.

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.