We have a tenant waiting to move in. What can we do if he keeps failing the inspection? --98.62.xxx.xxx

Get 2 print outs and tape them under the sink. One that shows what a P trap looks like with a big red arrow and an s trap with a big red arrow. Tape them right under the vanity!. Let him do his inspection and don’t even mention the papers are there. I’m glad we don’t have rental inspections. I argue with building inspectors on occasion, but if I had some schmuck rental inspector telling me I was wrong in identifying a p trap or an s trap, I would chew him out so bad he just might quit. --24.152.xxx.xx

They are certainly different. What county are you in? S are not the new code. --172.59.xxx.xxx

After winning, I would go to city counsel and ask them to ensure each inspector can review there notes. You will be under a microscope initially, but I believe, that one gesture goes a long way. --24.101.xxx.xxx

Pretty simple. P-traps generally exit through a wall. S-traps exit through the floor. --107.141.xx.xxx

Scott, even simpler, P trap looks like a P and an S trap looks like an S. --24.152.xxx.xx

I'm with NE, the inspector would have got an earful. Then the Director would have got two earfuls. Then the mayor would have got 3 earfuls. Somewhere in there my lawyer would have talked with the city lawyer and we would either end up in court or they would decide it was fine. I don't take well to being bullied. They might do it once but they won't do it twice. --209.205.xxx.xx

--98.62.xxx.xxx

Oh man, another Long distance landlord horror story. --24.152.xxx.xx

Maybe it’s not a textbook P trap, but everyone says it’s a P. Don’t know if there’s a way to fix it… --98.62.xxx.xxx

Maybe it’s not a textbook P trap, but everyone says it’s a P. Don’t know if there’s a way to fix it… --98.62.xxx.xxx

Maybe it’s not a textbook P trap, but everyone says it’s a P. Don’t know if there’s a way to fix it… --98.62.xxx.xxx

Maybe it’s not a textbook P trap, but everyone says it’s a P. Don’t know if there’s a way to fix it… --98.62.xxx.xxx

Maybe it’s not a textbook P trap, but everyone says it’s a P. Don’t know if there’s a way to fix it… --98.62.xxx.xxx

That is a homemade P-trap. As long as it’s not leaking or letting sewer back in, what’s the problem? You can glue those things together with schedule 40 fittings, and drop a tailpiece right into a trap adapter on the top. What does this guy care? --24.152.xxx.xx

Looked at your picture. Definitely P-trap. --107.141.xx.xxx

We just happened to get a nutcase inspector. He wouldn’t even answer our call. I don’t know if there’s anyway to bypass this guy. --98.62.xxx.xxx

Call the office from a random number and ask for the supervisors email. Email him that pic and ask him for help identifying that trap. Is it P or S? That’ll be funny once the inspector comes back. --24.152.xxx.xx

I found a different Buyer. --69.130.xxx.xxx

I love the Rebels on here. I find myself with the same temperament. --76.129.xxx.xx

That is a P-trap. Tell the inspector to go back to first grade. --76.129.xxx.xx

The inspector needs to learn his alphabet in plumbing. Director is weak, so the fish stinks from the head down. --67.61.xxx.xxx

Now the supervisor says the problem is the arm into the wall is too short. --98.62.xxx.xxx

How long has it been there? Has it passed the same inspections in the past? --24.152.xxx.xx

The thing is we all can tell the inspector doesn’t know anything (didn’t even graduate from a community college from what I googled). But we are under his thumb to pass the inspection. We are bleeding $$ with every day passed without his greenlight. --98.62.xxx.xxx

It’s an old house. The last tenant had been there almost ten years. --98.62.xxx.xxx

I’m guessing the fernco is causing his brain to malfunction. Fix that and then you know what I’d do? I’d want a complete checklist of everything he looks at and present him with about 400 photos to sign individually and tell him if he tries this cr@p again next year, you’ll have proof that it all passed. --24.152.xxx.xx

lol… Thanks for the advice! --98.62.xxx.xxx

surveyor, concrete, drywall, flooring, Mold, Lead, Asbestos abatement, etc.The judge wanted to scream since I was more qualified then the City Inspectors giving me a hard time. --173.205.xxx.xxx

Robert J, most of us are more qualified than they are. --24.152.xxx.xx

building inspectors were high school bullies, they became contractors mainly because they couldnt get a job,they are also generally drunks. somewhere around 40-50 years old they realize they have no retirement so take a low paying job as an inspector because they cant create there own retirement. --74.77.xx.xx

Let the family move in. What's the penalty? --172.59.xxx.xxx

Good point Plenty. I would love to know the actual statistics in towns where these rental ordinances are required, and how many landlords completely blow them off. I guarantee there’s tons of them that do. Also, it would not be a bad idea for you to lean on the property manager to get this fixed. Tell them you want this rented ASAP or they’re gonna be looking for a new job. --24.152.xxx.xx

Was this a remodel where you got a permit or a city that requires annual rental inspections? I avoid getting permits at all cost. Only if there is major work going on outside, otherwise the blinds get lowered and the work gets done so I don't have to deal with cash grabbing, incompetent, bullies. --209.205.xxx.xx

MacGyver, extraordinaire. --69.130.xxx.xxx

I suspect it is that the pipe goes slightly to the front before making the dip for the P that is throwing your inspector. --172.59.xx.xxx

Based on what I remember about S traps, that horizontal piece being too short actually might be an issue. A P trap really is just an S trap with more (much more) horizontal piping before the pipe drops down. If that last bit is too short, it could siphon the water the way an S trap did. --172.59.xx.xx

--69.130.xxx.xxx

RB, yes, that’s the piece that must be long enough, or a P trap becomes an S trap. That length prevents the siphoning action that can occur in an S trap. --172.59.xx.xxx

Why does it even matter if it is a P or S trap? --74.77.xx.xx

Ken, S traps are an older style and don’t vent as well as a P trap. A p trap will connect right into the stack going up to the roof vent. That’s my guess. --24.152.xxx.xx

Many thanks to everyone! The city requires a permit before a new tenant can move in. Hubby found out the inspector was actually a building inspector covering for the regular guy. Bad luck for us! We had our maintenance guy modified the horizontal arm last night just like Busy mentioned. Keep fingers crossed for next inspection… The regular inspector is supposed to be back. --98.62.xxx.xxx