Property managers are legally required to have backflow prevention assemblies tested annually by certified professionals using properly calibrated equipment. These requirements apply to commercial, industrial, domestic, irrigation, and fire line services. Many cities designate specific testing periods, typically between April and September.
Managing backflow prevention might seem like just another task on your long to-do list. However, as property managers, it's your responsibility to ensure these devices are properly maintained and tested. The building owner is typically responsible for all plumbing beyond the water meter, including backflow assemblies.
Understanding Backflow and Its Risks
Backflow presents a serious threat to clean water systems by allowing contaminated water to flow in the reverse direction. This dangerous phenomenon can introduce pollutants into drinking water, creating health hazards for building occupants and potential liability for property managers.
What Is Backflow?
Backflow occurs when water flows in the opposite direction from its intended path in plumbing systems. Under normal conditions, water moves from the main supply line into buildings. However, when pressure changes occur, water can reverse direction. This reversal happens when the pressure in your building's pipes exceeds the pressure in the main water line, or when negative pressure creates a vacuum effect. Without prevention measures, this can draw contaminants into the clean water supply.
Backflow is not a rare occurrence. It can happen during water main breaks, firefighting activities, or even routine maintenance of water systems. The mechanical devices that prevent this problem are called backflow preventers.
Types of Backflow: Back Siphonage and Back Pressure
Backflow occurs in two primary forms, each with distinct causes:
Back Siphonage happens when negative pressure develops in the water supply. This creates a vacuum that can pull contaminants into the clean water system, and common triggers include:
- Water main breaks
- High water usage from firefighting
- Sudden drops in supply pressure
Back Pressure occurs when downstream pressure exceeds the supply pressure, and this typically happens in systems with:
- Booster pumps
- Heating systems
- Elevated storage tanks
- Industrial equipment
Understanding these differences helps property managers select appropriate prevention devices based on their specific risk factors and plumbing configuration.
Potential Contamination and Hazards
The risks associated with backflow extend far beyond simple inconvenience. When contaminated water enters the clean supply, it introduces serious hazards:
Health Risks:
- Bacterial contamination causes illness
- Chemical toxins from cleaning products or industrial processes
- Pesticides and fertilizers from lawn care systems
Property Damage:
- Staining of fixtures and surfaces
- Damage to appliances and plumbing systems
- Corrosion of pipes from chemical exposure
The EPA classifies cross-connections as a serious health threat, as in extreme cases, backflow incidents have caused neighborhood-wide contamination events requiring extensive remediation. Property managers face potential liability if backflow from their buildings contaminates municipal water supplies. This makes proper prevention not just a safety measure but a legal necessity.
Ensuring Water Quality with Proper Backflow Prevention
Backflow prevention is critical for maintaining safe drinking water in buildings. Proper devices stop contaminated water from flowing back into the clean water supply, protecting everyone's health and meeting regulatory requirements.
Types of Backflow Prevention Devices
Several backflow prevention devices serve different purposes in a building's water system.
- Pressure vacuum breakers are ideal for irrigation systems and protect against back-siphonage. They must be installed at least 12 inches above the highest outlet.
- Reduced pressure zone (RPZ) assemblies offer the highest level of protection and are required for high-hazard applications. These devices include internal check valves and a relief valve that activates when backflow conditions occur.
- Double-check valve assemblies work well for low-hazard situations where there's no health risk but potential aesthetic water issues. They're often used in fire sprinkler systems.
- Atmospheric vacuum breakers are simple devices that protect against backsiphonage but not backpressure. They're commonly installed on hose bibs and laboratory equipment.
Common Issues: Leaks and Cross Connections
Leaks from backflow preventers often indicate underlying problems that require attention. Relief valve discharge is normal during pressure fluctuations, but shouldn't be continuous.
Common causes of backflow preventer leaks include:
- Debris caught in check valves
- Worn relief valve diaphragms
- Damaged seals or gaskets
- Pressure fluctuations exceeding device capabilities
- Freeze damage
Cross connections represent points where non-potable water may contact the potable supply, and you must identify and eliminate these hazards.
Typical cross connection points include:
- Irrigation systems
- Boiler feeds
- Chemical dispensers
- Cooling towers
- Garden hoses left in pools or buckets
Regular cross connection surveys help identify potential hazards before contamination occurs, and many water providers offer assistance in identifying cross connections within properties.
HVAC Systems and Plumbing Considerations
HVAC systems present unique backflow challenges due to their connection to building water supplies. Chemical additives in cooling towers and boilers can contaminate potable water if proper prevention isn't in place. Therefore, it’s important to install specialized backflow preventers on makeup water lines to cooling towers. These systems often require RPZ devices due to the chemicals involved.
Water pressure fluctuations can affect both HVAC operation and backflow prevention. Maintaining steady pressure throughout the building helps prevent backflow conditions from developing. When planning new installations or upgrades, consider how HVAC and plumbing systems interact. Proper separation between potable and non-potable water lines is essential.
Key Rules and Regulations for Property Managers
Property managers must navigate several important regulations when handling backflow prevention devices. These rules exist to protect public water supplies from contamination and assign clear responsibilities to property owners and managers.
Legal Requirements and Compliance
Backflow prevention is mandatory for commercial buildings, and property owners bear the responsibility for testing and maintaining backflow assemblies. This includes all pipes and fixtures beyond the connection point to the public water supply. The law requires annual testing at a minimum, with some high-risk properties needing more frequent inspections.
Failing to comply with these regulations can result in significant penalties, including fines and potential liability claims if contamination occurs. You must ensure that backflow preventers remain in proper working condition at all times. Many municipalities will send reminders, but the legal obligation falls on us as property managers to track and meet deadlines.
Licenses and Qualified Professionals
Only licensed professionals can legally test and certify backflow prevention devices. These technicians must hold current backflow tester certifications recognized by the state. DIY testing or using uncertified personnel violates regulations and invalidates test results.
When hiring contractors, you should verify:
- Current state license
- Backflow tester certification
- Liability insurance
- Experience with commercial systems
Reporting Obligations
After testing, you must submit the results to the local water supplier or municipal authority. Reports must be filed within the timeframe specified by local regulations, typically 10-30 days after testing. Many municipalities now offer online submission options.
Most jurisdictions require specific forms documenting:
- Test date
- Device location
- Serial number
- Test results
- Repairs completed
- Tester certification information
Keep copies of all reports for at least three years. These records protect you in case of disputes or liability claims. They also help track maintenance history and plan for future repairs or replacements. Failed tests require immediate action, so you must report failures promptly and schedule repairs with certified professionals to maintain compliance and protect public water.
Backflow Testing and Prevention Best Practices
Implementing proper backflow prevention practices protects water systems from contamination through regular testing and maintenance. These procedures ensure that backflow devices function correctly and comply with local regulations.
Backflow Test Procedures
The test typically begins with a visual inspection of the backflow preventer to check for obvious damage or leaks.
For double-check valve assemblies, testers verify that both check valves hold against backpressure. For reduced pressure zone (RPZ) devices, testers will:
- Close the outlet shutoff valve
- Connect test gauges to test cocks
- Measure pressure readings across check valves
- Verify relief valve operation
- Document all readings on official test forms
Testing frequency requirements vary by location and device type, but most jurisdictions require annual testing. Some high-hazard installations may need semi-annual testing. Always schedule tests well before deadlines to allow time for any necessary repairs.
Interpreting Test Results and Required Actions
Test results indicate whether backflow preventers meet performance standards established by the American Society of Sanitary Engineering (ASSE) and local codes.
Pass results mean all components function properly. The tester will:
- Provide documentation for your records
- Apply a tag to the device showing the test date
- Schedule the next required test
Fail results require immediate attention and usually fall into these categories:
- Minor issues: Slight leakage or pressure drops within threshold limits
- Moderate issues: Components needing repair but not complete failure
- Critical failures: The Device cannot prevent backflow
Maintenance and Repairs
Regular maintenance extends the life of backflow preventers and reduces failure rates, and basic maintenance includes:
- Removing debris from strainers
- Lubricating moving parts when recommended
- Checking for external corrosion
- Ensuring proper drainage around relief valves
- Protecting outdoor devices from freezing
Some repairs can be performed while systems remain operational, but major repairs often require a water shutdown, so plan accordingly to minimize disruption. When repairs are needed, always use original manufacturer parts. Maintain an inventory of common replacement parts for your specific backflow prevention devices to reduce downtime.
Common repair components include:
- Check valve assemblies
- Relief valve diaphragms
- Springs and seats
- O-rings and gaskets
Get in touch to schedule backflow testing at your property by a certified professional or to arrange a full inspection of your plumbing system.
