Unpermitted Basement Kitchenette Found at Sale
A Petworth rowhouse is under contract. The home inspector finds a basement kitchenette added by the seller in 2021: a sink, dishwasher, 40 gal gas water heater, and a new 3/4 in. gas line to a range. No permits are on record. The water heater flue is single-wall pipe rising 8 ft into an unlined brick chimney; the draft hood is in a closet with a louvered door. The sink drain runs through a flexible 1 1/2 in. hose to a floor drain; the dishwasher discharge is connected to the sink tailpiece without a high loop or air gap. The water heater T&P discharges into the same floor drain through a 3/8 in. copper tube. The buyer's lender requires a code compliance letter. The seller wants the plumber to 'make it look right' without permits.
1. What code and permit issues must be corrected before a compliance letter can be issued?
Read the worked answer
The work needs permits and inspections, not cosmetic cover-up. A plumbing permit is required for the sink, dishwasher, and water heater; a gas permit for the range line; and the water heater installation must meet the gas and plumbing codes. The single-wall flue into an unlined chimney is a hazard: the chimney must be lined or the heater must be vented with an approved vent, with proper draft hood and combustion air. The 3/8 in. T&P tube is prohibited; it must be full size and terminate safely. The sink cannot drain through a flexible hose to a floor drain; it needs a trapped and vented connection. The dishwasher needs a high loop or air gap. The gas line needs a pressure test and sizing check. After corrections, the licensed master plumber requests inspections and obtains the compliance letter.
2. How should the plumber respond to the seller's request to avoid permits?
Read the worked answer
The plumber should refuse to hide unpermitted work. Doing so exposes the owner, buyer, and plumber to stop-work orders, fines, failed inspection, and liability if a fire or leak occurs. The plumber should explain that DC permits are public record and the lender's compliance letter depends on inspection. The proper path is to disclose the unpermitted work, obtain permits, correct code violations, and schedule rough-in and final inspections. If the seller refuses, the plumber should not perform the work and should document the refusal. A written scope and contract should identify the permitted work and the code corrections.