BCAB 1926 - Accessible location for shut-off valves, residential suites

Accessible location for shut-off valves, residential suites

Project description

The project consists of a multi-unit residential building. The water supply for each dwelling unit is equipped with a shut-off valve located within the dwelling unit.

Shut-off valves are all located approximately nine feet above floor levels and covered by access panels screwed to the wall. These panels are behind laundry equipment and above shelves in closets.

Applicable Code requirements (BCPC 2018)

Sentence 2.1.3.2.(1), Division B, Accessibility
1) Every fixture, appliance, interceptor, cleanout, valve, device or piece of equipment shall be located so that it is readily accessible for use, cleaning and maintenance.

Decision being appealed (Local authority’s position)

Shut-off valves are in locations that are not convenient, but that are sufficiently accessible to comply with the Plumbing Code requirement.

Appellant's position

Shut-off valves are in locations that are not “readily accessible for use, cleaning, and maintenance”. If a water system leak occurs within a dwelling unit there is a risk of injury to persons accessing the valve, and there will inevitably be a delay in closing the valve, increasing the chances of water damage to the building.

Appeal Board decision #1926

The Board confirms the decision of the local authority.

It is the determination of the Board that the location of the shut-off valves satisfies the minimum requirement of the Plumbing Code.

Reason for decision

Readily accessible is not a defined term in the Code. The requirement of the Plumbing Code, based on the use of the phrase readily accessible, is subjective.

As part of the analysis the Board observed that, based on all of the attributed functional statements, objectives, and intent statements, the requirement for valves to be readily accessible is more related to facilitating maintenance than to emergency usage.

Don Pedde
Chair, Building Code Appeal Board