Commercial sump pump regulations in Virginia are multifaceted, primarily governed by the Virginia Plumbing Code (VPC) and the Virginia Construction Code (VCC), which are parts of the Virginia Uniform Statewide Building Code (USBC). For installations within elevator systems, compliance with ASME A17.1/CSA B44 is also mandatory. Key stipulations include the permissible, yet restricted, installation of sump pumps in elevator hoistway bases, requiring an indirect connection to the plumbing system. Sump pit dimensions, pump capacities, discharge methods, and materials are specified, with particular attention to preventing cross-contamination and ensuring operational safety, especially in elevator pits requiring drainage for Firefighters’ Emergency Operation.
General Commercial Sump Pump Regulations in Virginia
Commercial sump pump installations in Virginia must adhere to regulations concerning their capacity, construction, and discharge. The pump’s capacity and head must be suitable for the anticipated use. Sump pits must generally be at least 18 inches in diameter and 24 inches deep, unless otherwise approved, and must be accessible. Construct these pits from durable materials such as tile, concrete, steel, or plastic, ensuring a solid bottom to support the pump. A gastight, removable cover, capable of supporting anticipated loads, is required and should be installed near grade or floor level.
Discharge piping and fittings for sump pumps must be made of approved materials such as copper, CPVC, ductile iron, PE, or PVC, and rated for the system’s operating pressure and temperature. Pumps (excluding those for water closets) must typically handle spherical solids up to 1/2 inch or 1 inch, depending on the specific code edition and application.
Local ordinances also play a significant role in sump pump discharge. For instance, Arlington County requires new sump pumps to connect to the storm sewer or discharge at least 10 feet from the property edge, not onto sidewalks, streets, or neighboring properties in a way that causes concentrated flow or standing water. Other jurisdictions, like Loudoun County and Virginia Beach, emphasize proper drainage away from the house and prohibit connections to the sanitary sewer.
Plumbing System Connections and Requirements
The Virginia Plumbing Code (VPC) outlines specific requirements for connecting sump pumps to plumbing systems. A crucial aspect, particularly for elevator sump pumps, is the requirement for an indirect connection to the plumbing system. This prevents backflow and contamination of the potable water supply or the sanitary system.
Sump Pit Venting
Sump pits must be vented in accordance with Chapter 9 of the VPC (Venting).
Prohibited Connections
Sump pumps intended for storm or groundwater must not be connected to the sanitary sewer system, as this can overwhelm municipal wastewater treatment facilities.
Materials and Installation
- Piping materials must be appropriate for the application and installed according to manufacturer instructions and code provisions.
- Cleanouts for drainage piping are required at specified intervals, typically not exceeding 100 feet for horizontal pipes and building drains.
- Check valves are required on the discharge line of pumps to prevent backflow. For suction lift pumps, an air relief line on the pump discharge piping is necessary, terminating in the wet well or a suitable sump and open to the atmosphere.
Alternative Systems
- Wet well-dry well pump stations: These have separate requirements, including a separate sump pump in the dry well to remove leakage, discharging above the high water level of the wet well.
- Suction lift pumps: Specific design criteria include limitations by net positive suction head, air relief lines, and valving.
- Submersible pumps: Must have equipment for removal without personnel entry into the wet well, and owners must provide a hoist. Electrical controls need protection from weather and vandalism.
Elevator-Specific Sump Pump Regulations
The Virginia Construction Code (VCC), particularly Chapter 30 which governs elevators and conveying systems, incorporates ASME A17.1/CSA B44 standards. Plumbing and mechanical systems are generally prohibited in elevator hoistway enclosures and equipment rooms.
Exception for Sump Pumps in Elevator Pits
Floor drains, sumps, and sump pumps are permitted at the base of the elevator hoistway (shaft). This exception is critical for managing water accumulation in elevator pits.
Indirect Connection Mandatory
When sump pumps are installed in elevator shafts, they must be indirectly connected to the plumbing system. This is also specified to comply with Section 1003.4 of the plumbing code regarding indirect waste connections.
ASME A17.1/CSA B44 Requirements
- ASME A17.1/CSA B44 mandates that all elevator pits for elevators equipped with Firefighters’ Emergency Operation must have a drain or a sump pump.
- The drainage system for such elevator pits must be designed to remove a minimum capacity of 3,000 gallons per hour (50 GPM) per elevator car.
- The location of the sump pump can be in an adjacent room if the pit floor is sloped to drain into it, provided the drainage path can also handle the 50 GPM flow and the fire rating of the shaft is maintained.
Standby Power
Where standby power is connected to elevators, the machine room ventilation or air conditioning must also be connected to the standby power source. While not directly regulating the sump pump, this ensures the overall functionality of the elevator system, including its environmental controls, during power outages. Sump pumps in critical applications often require backup power, though this is not explicitly detailed for elevator sump pumps in the provided context beyond general standby power for the elevator system itself.
Fire Service Access and Occupant Evacuation Elevators
For fire service access elevators and occupant evacuation elevators, specific regulations apply regarding hoistway protection, lobby requirements, and power supply. While sump pump details are not reiterated in these specific subsections, the general rule for their presence and indirect connection in the hoistway base would still apply. No automatic sprinklers are to be installed in machine rooms, machinery spaces, control rooms, control spaces, and elevator hoistways of fire service access elevators or occupant evacuation elevators. This might reduce one potential source of water in the pit, but groundwater or other sources would still necessitate a sump pump.
Table: Key Virginia Sump Pump Regulations for Commercial and Elevator Applications
| Feature | Regulation | Primary Code Reference(s) |
|---|---|---|
| General Location | Plumbing systems generally not in elevator shafts/equipment rooms | VPC 301.6, VCC Chapter 30 |
| Elevator Pit Exception | Floor drains, sumps, and sump pumps permitted at base of elevator shaft | VPC 301.6 Exception, VCC 3002.9 |
| Connection Type | Indirect connection to plumbing system for elevator sump pumps | VPC 301.6 Exception |
| Pit Dimensions (General) | Min. 18-inch diameter, min. 24-inch depth (unless otherwise approved) | VPC 712.3.2, VRC P3303.1.2 |
| Pump Capacity (General) | Appropriate to anticipated use | VPC 712.3.1/712.4, VRC P3303.1.1 |
| Elevator Pit Capacity (FEO) | Min. 3,000 gallons/hour (50 GPM) per car for Firefighters’ Emergency Operation | ASME A17.1/CSA B44 |
| Discharge | To approved location (e.g., storm sewer, away from property); not to sanitary sewer for groundwater | Local Ordinances, VPC |
| Governing Codes | Virginia Plumbing Code (VPC), Virginia Construction Code (VCC), ASME A17.1/CSA B44 | USBC, VCC, VPC, ASME |
Considerations for Installation and Maintenance
- Watertight Pumping Stations: All pumping stations must be watertight, with water stops for conduits.
- Accessibility: Sump pumps and pits must be accessible for inspection and service. For submersible pumps, equipment for removal without entering the wet well is required.
- Alarms: High water alarms are often required, especially for sewage pumping stations and can provide notice of pump failure.
- Material Standards: All pipes, fittings, and components must bear manufacturer identification and meet referenced standards. Plastic components often require NSF 14 certification.
While the provided context is extensive, specific local county or city amendments to the Virginia Uniform Statewide Building Code could impose additional or more stringent requirements. It is also important to consult the latest adopted versions of all applicable codes and standards, as regulations are subject to updates.
Conclusion
Virginia’s regulations for commercial sump pumps, particularly those related to plumbing and elevator systems, are designed to ensure safety, prevent contamination, and maintain system integrity. The Virginia Plumbing Code and Virginia Construction Code, in conjunction with ASME A17.1, form the primary regulatory framework. Key requirements include the allowance of sump pumps in elevator pits only if indirectly connected to the plumbing system, specific sump pit construction and pump capacity standards (especially for elevators with Firefighters’ Emergency Operation), and strict rules for discharge to prevent public health issues or system overloads. Adherence to these codes is essential for compliance in commercial building design, construction, and maintenance in Virginia.
