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From The Observer News
(www.observernews.net) Top Stories You say you have a small, useful, auxiliary water pump on your residential property?
Melody Jameson Photo This Watts Model 909 backflow prevention valve is a popular version of the type local plumbers connect to residential water lines to satisfy state and county regulations aimed at avoiding contamination of the public water supply. The valves are mandated by Florida's Department of Environmental Protection and Hillsborough County on properties where both potable county water and pumped irrigation can be accessed.Now, this backflow valve may do nothing for you. In fact, it can be so easily tampered with it could be used to accomplish contamination. It can be readily removed — read stolen — and quickly converted to sufficient cash before the day ends. It is unsightly and might prove objectionable to a prospective buyer of the property. In a hard winter freeze, it may contribute to halting the flow of water into your home. And, in order to make these downsides, plus others, your own, you need only write a check for something between $600 and $750 — payable to your favorite plumber. The When, What and Why Citing Chapter 403.086(8), Florida Statutes, as its authorizing legislation, the DEP's attempts to avoid cross connection of potable water supplies with lower quality waters and to prevent backflow from the lesser quality to the higher quality resources date back to the 1970s. Aiming for the commendable objective of protecting potable water for human consumption from degradation by unintentional or intentional contamination, the agency adopted rules outlined in Section 62-555.360 of the Florida Administrative Code and required public water systems to establish and implement cross connection control programs. Recognizing that most public entities managing water systems would lack ability to inspect every consumer's property for cross connections, the agency decreed that public systems could ensure installation and maintenance of backflow prevention devices at the public water service connection for " each system or premises that poses a significant hazard to the public water system." Such premises were deemed to include any that have an auxiliary or reclaimed water systems. Hillsborough County's ordinance, patterned on the state rule, goes back to 1997, according to Carl Conte, general manager of the inspection section in the county's building services division. By the way, the DEP rule which inspired Hillsborough County's ordinance mandating your backflow valve installation was drafted with the help of the Florida Chapter of the American Water Works Association, composed of utilities, politicians, water works operators and the like. Fast Forward to Renewed Interest Now, in 2007, the local ordinance, 03-6 last revised in 2003, is being enforced with a heavy hand on residential property owners in Apollo Beach, in Ruskin and across Sun City Center who have both county and irrigation water access, said Dave Brown, a SCC resident who has researched the matter. Brown called it nothing less than "exploitive," particularly of seniors on fixed incomes who may lack the resources to warm the palms of the plumbers to the tune of several hundred dollars — and then continue the practice for years ahead. Based on word-of-mouth reports, Brown said, building inspectors are keeping an eye out for any sign of two water systems on a residential property. As soon as evidence is observed, the county issues a first Notice of Violation giving the homeowner 48 hours to engage a licensed plumber to inspect, correct if necessary and then certify that no cross connection exists. This cost to the homeowner is in the $80 range, Brown added. The second Notice of Violation, issued soon after the first, gives the homeowner a month to contract with a licensed plumber for installation of the backflow prevention valve, although, of course, no backflow possibility exists because the plumber already has so certified to gain compliance with the first Notice of Violation. Installing the valve will, however, provide means of deliberately sabotaging the water source for anyone so inclined, Brown allowed. The penalty for failing to comply with Hillsborough's ordinance can be cut-off of water service or a fine or jail. Early in June, Brown offered to demonstrate for county commissioners the problems inherent in one of the most popular backflow prevention valves used by the plumbing industry. He asked only that some security measures be taken to prevent the education of potential troublemakers or thieves about the ease with which the valves are compromised or removed, he told The Observer this week. Commissioners, however, were willing neither to provide the security nor to proceed with the demonstration, he added. None of the seven commissioners responded to inquiries by The Observer this week. The Observer, however, asked Brown to demonstrate his backflow valve findings, using a Watts Model 909 valve he purchased on the internet for the purpose. Watts valves, along with those manufactured by Wilkins, are the most widely used locally, Brown noted. Flaws and Disadvantages The valve apparatus, designed in an upside down squared U-shape, connects to two stubbed-up ends of water pipeline, is constructed primarily of brass and weighs about 15 pounds, Brown said. Jutting up from the ground surface, it is secured to the stubbed up waterline with tightened, threaded unions. These unions can be unscrewed with the aid of a small wrench. Once removed, the brass valve can be sold for its scrap metal value. Personnel at Scrap-All, Inc., in Ybor City told The Observer the company pays $1.55 per lb. for clean yellow brass, a price that could produce about $23 for the 15-pound valve. Then, there's the matter of the locking mechanism which is supposed to prevent tampering with the valve and therefore obstruct intentional injection of any foreign substance into the potable supply. Contamination, after all, was and is the very concern that theoretically underlies the state's and the county's mandated installation of the backflow preventer. However, Brown pointed out, the mechanism can be opened with a key available from some hardware stores for about $3. The lock also can be disabled , Brown added. And, because the valve apparatus is above ground, visible and exposed, it also could be a liability during both cold and warm weather months, Brown asserted. During colder months it may be susceptible to the freezing temps that periodically punctuate a Florida winter, he added, and perhaps a drawback to sale of the home any time of year. Moreover, once the backflow valve is installed, it must, by law, be inspected and attested to annually — at a charge set by the plumber conducting the inspection. "It's bureaucratic overkill," Brown summed up. "And the valves don't protect you against anything," he declared with emphasis. The Bureaucracy Responds �or Not Conte, though, did not agree. The inspection section manager, one of only a few officials who would discuss the subject with The Observer, noted that over the decade a governing ordinance has been in effect, a total of 40,000 backflow prevention devices have been installed at commercial and residential sites around the county. The valves are being monitored on an annual basis, he said. The vast majority of them are located on commercial property, he added. As for the usefulness of the valve, Conte asked rhetorically "who can say that Aunt Emma's bout with intestinal flu did not result from the water not protected from contaminated backflow?" And when asked about the theft possibilities, along with the ease of tampering, Conte said the county staff is working with the Sheriff's Office on tightening rules to try to cut down on sale of the stolen metal devices for profit at scrap yards. He also suggested that few mechanisms are really tamper proof, adding "almost anything can be circumvented." Nonetheless, he insisted, "the positive advantages outweigh the negatives." Rep. Seth McKeel, state legislator from Polk County whose district 63 seat represents parts of East and South Hillsborough including the north side of Sun City Center, told The Observer he has marked reservations about application of the Hillsborough ordinance and about usefulness of the backflow prevention valve itself. A former Lakeland City Commissioner, McKeel noted Polk County's connection control ordinance is not as "onerous" as Hillsborough's. What's more, McKeel said he has been engaged in property management in the past and has experienced problems with theft of the backflow devices because of their monetary value as scrap metal. On behalf of his constituents in Hillsborough County, McKeel said he is researching legal aspects of the DEP regulation, "the overarching rule," preparatory to composing a letter on the issues. Other officials who did not respond to inquiries from The Observer, in addition to county commissioners, include Senator Ronda Storms; Paul Vanderploog, director of the county's Water Resources Services; and Robert J. DiCecco, the county's cross connection control coordinator. Aides to several commissioners acknowledged their offices are receiving numerous emails concerning the backflow valve mandate and Brown suggested that an outpouring of objections may be the only ultimate resolution. Any Other Solutions? Brown said he believes several remedial actions could relieve the situation. One might be review of the county ordinance to remove the contradictory requirement of a valve to prevent cross connection when no cross connection is possible. Another could be removal of residential properties from the mandate because they present so little threat to the public water supply. A third could be mandated installation of the backflow valve only when the property changes hands. Yet another might involve a rebate to homeowners complying with the ordinance. The Sun City Center man also said he hopes to be able to demonstrate the flaws of the valve to members of the county's Cross Connection Control Board at its August meeting. Brown's website devoted to the subject is dbrown28@tampabay.rr.com. © Copyright 2008 by The Observer News Publications and M&M Printing |
