Drainage Issues.
Drainage Issues
We tend not to think about drains as homeowners, and we expect them to work all the time.
How to Identify Drainage Issues
Operation Test – Often referred to as a ‘simple drains test’. In many cases, the Surveyor will conduct this at the same time as the Building Survey or Home Buyers Report (HBR). During the inspection, water is run through drains from the taps within the property and/or flushed toilets while observing the flows throughout the drainage system. By doing this, the Surveyor can determine whether the drains are flowing freely or if they are blocked, as well as whether there are any severe leaks. A coloured die can sometimes be placed in the drainage system to determine the exact drainage runs and the areas of plumbing within the property that are connected to specific drainage connections.
Water Test (WT) – Leaking drains can go undetected for years or decades, but if close to a building, they can weaken the soil beneath the foundations, leading to subsidence. In this regard, Surveyors may request a drainage report if they notice cracks in the foundation, uneven ground, or other signs of foundation movement because of cracking or uneven ground, a water test, or hydraulic test, is required in these situations. It involves plugging the drain at the lower end, filling it with water, and then watching to see if it holds the water or if it leaks. Water should flow away quickly when the plug is removed to indicate that the drain is not blocked. Each section of the drainage will need to be tested separately.
CCTV Survey (CCTV) –This would be normally carried out by a specialist drainage company and may be prudent if the property was built over 50 years ago. The CCTV survey involves passing a small camera through the drains. As the camera progresses, the operator observes the picture closely to identify any features, and a video recording is usually taken for later use or reference. It is not possible to determine whether a drain is watertight with CCTV, but it can identify and locate damage or blockages in the drain. In addition to determining drainage system layouts, CCTV surveys can help identify unknown / abandoned branches. A drain can be tested and surveyed relatively easily if it has adequate inspection chambers and is not blocked. It is possible, however, that there are few or no inspection chambers with older properties. Digging holes and breaking into the pipes is the only way to test and survey these drains. In many cases, we find that drains are blocked, or that cess pits and septic tanks are overfilled, causing backups. Until the blocked, cleared, or emptied system is unblocked, cleared or emptied, there is little that can be done. A drainage report normally includes a plan of the drains, along with information about pipe diameters and depths below ground, as well as results of water tests and CCTV surveys.
