PLUMBING

                Have the plumber scheduled to begin work right after the electrician has finished the “rough-in” wiring.  Plumbing should be installed before the heating/air conditioning system.  When planning your construction, try to line up second floor bathrooms with first floor bathrooms or closets underneath.  This provides a way to conceal the plumbing to and from the upstairs bath.  Try to minimize having to box-in plumbing running through the exposed beam second floor system.  Use 2x6studs to frame downstairs stud walls through which plumbing will run.  All supplies, drains and vents will run in this six-inch wall cavity.

                Upstairs sink traps will usually be in the vanity cabinet above the second floor level.  Commode and tub traps are normally run under the second floor.  Make sure that the trap remains above the cavity created by the 4x8 second floor joist (7-1/2-inch vertical distance).  The drain would then run in the same cavity to the nearest 6” studwall.  This downstairs ceiling plumbing can now be hidden by simply installing 1x6 or 2x6 tongue &groove on the bottom of the4x8 beams.  Normally, you will be covering an area which is 2’ wide and is the length of the run to the stud wall.  It is also a good idea to run supplies and drains at an angle to upstairs baths.  This will give you a little “play” in case of log settlement.  Most importantly, don’t let your plumber make the decision to cover up your beam work or to make runs in places that simply make his work easier.  Try to help in the decision-making process to minimize the amount of “drop ceilings.”  If you need some help, please call us at 1-800-251-9218.

                You will normally pay a plumber a price per fixture to “rough-in” your plumbing and to set the fixtures.  In Tennessee, that cost can range between $150 - $250/per fixture and includes all materials and labor except the actual fixture.  Usually, it would include all copper supply lines and connectors and all PVC drains and connectors.  Two exterior frost-proof spigots are standard.  The following is a list of items and how plumbers would count them as fixtures:

                Commode-1        Water heater-1               Jacuzzi tub - 1 to 2

                Tub/shower - 1     Dishwasher - 0.5            Water meter tap - 0.5

                Sink - 1               Ice maker - 0.5               Entrance to home - 0.5