Home improvement question: Moving washer and dryer

[Slateman]

So currently, the washer and dryer in my house sits in the kitchen. My wife and I both hate it there.

My question is, how far can you run the drainage for the washer and the vent for the dryer?

We live in what amounts to a basement unit of a townhome. It's a separate residence with a separate address and entrance, but underneath our floor is concrete. The upper two levels are one residence, and the bottom one (ours) is another residence. I would prefer not to have to dig up the floors/concrete to install a new drain for the washer.

Also, the heat pump/HVAC unit in the closet has a drain. Any idea where that drain goes?

[varoadking]

Dryer vents can be run of varying lengths based upon the dryer manufacturer and model.  The code length, 25' I believe, is far too short to be practical, thus they allow the override based upon manufacturer specifications.  You have to deduct 10' from the total for each 90 degree bend, 5 feet for each 45 degree bend.  This type of box can eliminate that first 90:  http://store.dryerbox.com/Model-350-Dryerbox--2x4-wall_p_12.html

Is the washer waste line handling a washer or other plumbing above as well?  Concern would not so much be the length of your run, but total load, as sudsing is a concern.  The length of run and load could also impact the drain line size.  Also remember that the waste line itself will have to be vented as well.

Google the IBC for specific code requirements, or, since you will need to pull a permit anyway, consult a plumber who will have all of this information at their fingertips.

The AHU drain line likely runs outside beyond the building envelope.  Look for a small gooseneck just above grade level. 

[tomterp]

So currently, the washer and dryer in my house sits in the kitchen. My wife and I both hate it there.


Also, the heat pump/HVAC unit in the closet has a drain. Any idea where that drain goes?

Where would you want to move the washer and dryer to?  If against an outside wall, you could perhaps make a new hole in the wall for the vent.

Is the HVAC unit above grade?  Generally those have a drain for condensation that may just run outside in a small tube.  But it sounds like perhaps yours is dumping into a drain that would go out to county sewer.  I am assuming here you don't have septic.

[MarquisDeSade]

Do you in Burke by chance?  We had a friend that lived in one of the upper units of a complex laid out like that and making any changes to the drainage of the unit was a nightmare.  Assuming this isn't an over-under single unit moving the dryer vent out should be pretty easy assuming this is a 220 electric and not a gas dryer.  The washer is where you're probably going to run into problems.  You'd have to put an elbow in (which you can do yourself) but you might have venting and draining issues. 

[Slateman]

Don't live in Burke. Live in Chantilly, down by the Dogfish Head

If I can move the washer and dryer where I want, It would actually be fewer 90 degree angles.

I don't know what the HVAC drain is for or where it goes to. How do I figure that out?

[tomterp]

Don't live in Burke. Live in Chantilly, down by the Dogfish Head

If I can move the washer and dryer where I want, It would actually be fewer 90 degree angles.

I don't know what the HVAC drain is for or where it goes to. How do I figure that out?

Pour a bunch of water (couple of gallons) down there and listen maybe?  You may hear it whooshing out.  It almost certainly goes to the sewer system, where your washer currently drains to ultimately.  But don't ask me if it's allowable to run the washer drain line down there.  That's what Varoadking is for.     

[GburgNatsFan]

My HVAC is in the basement. Incorporated into the condensate drain is a sump pump in a nice little purpose-built plastic box to move the water up to ground level, where it exits the the house above ground level, outside. It's all soft, clear tubing.

If your HVAC is below ground level, and you don't see a pump to get it above ground level, it's draining into the sewer system.

Don't live in Burke. Live in Chantilly, down by the Dogfish Head

If I can move the washer and dryer where I want, It would actually be fewer 90 degree angles.

I don't know what the HVAC drain is for or where it goes to. How do I figure that out?

[HalfSmokes]

If your HVAC is below ground level, and you don't see a pump to get it above ground level, it's draining into the sewer system.

you and your fancy physics

[Slateman]

My HVAC is in the basement. Incorporated into the condensate drain is a sump pump in a nice little purpose-built plastic box to move the water up to ground level, where it exits the the house above ground level, outside. It's all soft, clear tubing.

If your HVAC is below ground level, and you don't see a pump to get it above ground level, it's draining into the sewer system.

So, if I wanted to, I could have the washing machine go down that drain too?

[GburgNatsFan]

Doesn't your washing machine drain into an open pipe? Maybe that's not code there, but most installations I've seen have the washing machine either draining into a slop sink or into an open pipe that drains into a vertical pipe with a vent directly above it (all this to account for suds). There may be a compression fitting on the top of that drain so that the hose can't "leak", but there's a vent (to the roof) inline with that drain, I'll bet.

I guess what I'm saying is no, I wouldn't plan on that. You could probably extend the washing machine drain hose, though...

So, if I wanted to, I could have the washing machine go down that drain too?

[Slateman]

Doesn't your washing machine drain into an open pipe? Maybe that's not code there, but most installations I've seen have the washing machine either draining into a slop sink or into an open pipe that drains into a vertical pipe with a vent directly above it (all this to account for suds). There may be a compression fitting on the top of that drain so that the hose can't "leak", but there's a vent (to the roof) inline with that drain, I'll bet.

I guess what I'm saying is no, I wouldn't plan on that. You could probably extend the washing machine drain hose, though...

I don't know. It goes in to a tube that comes up to the wall where the water spickets are. I assume that it drains via a pipe that way. My original plan was to run a pipe from round the corner (my second choice for washer and dryer) and use the same drain.

[Nathan]

That'd be a standpipe.

[GburgNatsFan]

God damnit. I couldn't pull it.

That'd be a standpipe.

[GburgNatsFan]

Where's your first choice?

I don't know. It goes in to a tube that comes up to the wall where the water spickets are. I assume that it drains via a pipe that way. My original plan was to run a pipe from round the corner (my second choice for washer and dryer) and use the same drain.

[Slateman]

Where's your first choice?

First choice is in what is currently the coat closet, next to the HVAC unit that has a drain. Would have to dig in to the ceiling and find the pipes going to the bathroom, but if I can drain the water there, it's done. On the other side of that wall is the second bedroom's closet. Not only is there enough space to keep part of a closet, but that room has another closet. So I'd build a coat closet behind where the door opens. I mean, you'd have to close the front door to hang up a coat, but that's really not a big deal. If the pay off is doubling my kitchen counter space and having it open from the living room, through the dining room, all the way to the back door, it's worth.

I should take pictures of this.

[Slateman]

Picture 1


THis is me standing at the door. To the right, you can see the coat closet and then opening for the hallway (the hallway is about four feet long). On the other side of that blue wall is the kitchen (pictures 6 & 7). Ideally, I want to have the wall knocked down, install counter tops and a sink there, and be able to see all the way through to the kitchen. The washer and dryer would be replaced and moved to the coat closet.

Picture 2

Other half of the living room/dining room. That little closet is where the hot water heater is. It's also the secondary place for the laundry. I'd have to buy a smaller tank and move it back, and then place a double stack unit in there. I'd run a pipe from the washer, through the wall, to where it drains now (ideally). Still be able to open it up and put in a new sink.

Picture 3

Hallway. To the right you see the heating/air conditioning. At the bottom . . .

Picture 4

There's a drain. Right now being used for condensation. I have no idea where it goes. I don't see anything in the back yard, however, there's currently a deck there (that I hate).

Picture 5

This is the second bedroom's main closet. The closet runs all the way to the window. It doesn't stop at where the wall seems to jut out. The space back there is basically long term storage. What I would like to do is put the washer and dryer (doublestack) in the current coat closet (in picture one) and then turn that dead space area in to a coat closet on the other side. The front door would have to be closed in order to get to the coat closet, but that's not a big deal.

Picture 6

That's one half of my kitchen. We hate it there. I want to knock that down so that it's open all the way. I have seen other people knock down the wall up to the enclosure (the end of the counter), but they simply put the washer and dryer underneath the counter. I want to move the sink there, giving me a ton more counter space.

Picture 7

Other half of the kitchen. On the other side of the fridge there is cabinets and counter. There is no pantry in the kitchen. I would remove part of the counter that is next to the fridge and build a pantry. A small one, but it would be there. Yes, I would get more light in there too.

Picture 8

How the washer is hooked up. Two spickets bringing water in (hot and cold) and my guess is that tube in the back is taking dirty water out. There are electrical outlets on the other side of the wall, so I know that I'd be able to have electricity there (useful for garbage disposal and running th $400 blender).

So there is my project this winter. Hopefully the tax write off stuff is as awesome as they say.

[Ali the Baseball Cat]

They look pretty new so you probably aren't eager to replace them, but a full-size stacked W/D combo would greatly reduce the sq footage you need to dedicate to laundry without any loss in load capacity. 

[Slateman]

They look pretty new so you probably aren't eager to replace them, but a full-size stacked W/D combo would greatly reduce the sq footage you need to dedicate to laundry without any loss in load capacity. 

I don't think they're that new. I don't think any appliance in this house is particularly new except for whatever HVAC piece goes outside. The water heater is over 15 years old so I'm thinking it will have to be replaced when we fix up the kitchen.

[GburgNatsFan]

That floor drain that the condensation line drains into almost certainly drains into the sewer. As to moving the washer/dryer to a non wet wall (a wall without plumbing in it), when your on a slab, I think you're hard up against it.
-

Picture 1


THis is me standing at the door. To the right, you can see the coat closet and then opening for the hallway (the hallway is about four feet long). On the other side of that blue wall is the kitchen (pictures 6 & 7). Ideally, I want to have the wall knocked down, install counter tops and a sink there, and be able to see all the way through to the kitchen. The washer and dryer would be replaced and moved to the coat closet.

Picture 2

Other half of the living room/dining room. That little closet is where the hot water heater is. It's also the secondary place for the laundry. I'd have to buy a smaller tank and move it back, and then place a double stack unit in there. I'd run a pipe from the washer, through the wall, to where it drains now (ideally). Still be able to open it up and put in a new sink.

Picture 3

Hallway. To the right you see the heating/air conditioning. At the bottom . . .

Picture 4

There's a drain. Right now being used for condensation. I have no idea where it goes. I don't see anything in the back yard, however, there's currently a deck there (that I hate).

Picture 5

This is the second bedroom's main closet. The closet runs all the way to the window. It doesn't stop at where the wall seems to jut out. The space back there is basically long term storage. What I would like to do is put the washer and dryer (doublestack) in the current coat closet (in picture one) and then turn that dead space area in to a coat closet on the other side. The front door would have to be closed in order to get to the coat closet, but that's not a big deal.

Picture 6

That's one half of my kitchen. We hate it there. I want to knock that down so that it's open all the way. I have seen other people knock down the wall up to the enclosure (the end of the counter), but they simply put the washer and dryer underneath the counter. I want to move the sink there, giving me a ton more counter space.

Picture 7

Other half of the kitchen. On the other side of the fridge there is cabinets and counter. There is no pantry in the kitchen. I would remove part of the counter that is next to the fridge and build a pantry. A small one, but it would be there. Yes, I would get more light in there too.

Picture 8

How the washer is hooked up. Two spickets bringing water in (hot and cold) and my guess is that tube in the back is taking dirty water out. There are electrical outlets on the other side of the wall, so I know that I'd be able to have electricity there (useful for garbage disposal and running th $400 blender).

So there is my project this winter. Hopefully the tax write off stuff is as awesome as they say.

[Ali the Baseball Cat]

Wouldn't that, uh, stink? 

(Why I'm not a plumber)
 

That floor drain that the condensation line drains into almost certainly drains into the sewer.
-

[GburgNatsFan]

There's a P trap in it. Water in that trap keeps the sewer gases from coming back up. But yes, when that water evaporates (unlikely since it's got condensation flowing into it), it can stink.

Wouldn't that, uh, stink? 

(Why I'm not a plumber)

[Slateman]

That floor drain that the condensation line drains into almost certainly drains into the sewer. As to moving the washer/dryer to a non wet wall (a wall without plumbing in it), when your on a slab, I think you're hard up against it.
-

We'd obviously have to run some pipes through. There's space to do it and we can break off from the pipes heading to the bathroom. I think.

[GburgNatsFan]

There's very likely a standpipe (thanks, Nathan) in the bathroom. That's what you are aiming for. It might be right behind the commode.

We'd obviously have to run some pipes through. There's space to do it and we can break off from the pipes heading to the bathroom. I think.

[varoadking]

As has been mentioned...the condensate line in picture 4 would simply seem to be draining to the sanitary sewer as opposed to being piped outside.   

If that is the case, it would indeed have a trap that should likely be primed occasionally over the winter to avoid gas vapors from backing up into the unit. 

It is not likely that the drain was designed to take a high volume of domestic water...but who knows...

[Slateman]

There's very likely a standpipe (thanks, Nathan) in the bathroom. That's what you are aiming for. It might be right behind the commode.

Can't I get to it before hand? I mean, couldn't I just run the pipes that currently go to the standpipe before they get there? Like at the hallway?