There are 5 major areas in every home. And no matter how big or how old it is, they are always the same:
These 5 areas also make up our Major-Items Inspection and form the basis of our discussion at the end of every inspection because they not only mean the most to me, but to everyone else who’s ever bought a home.
The Plumbing System is so important because of the type of damage and potential health hazards caused by leaks and mold.
And I’m not just talking about the water and drain lines inside the home.
This includes the sewer line outside the home.
That's why the Plumbing System is also the the most expensive.
In fact, a home inspection can happen without gas or even electricity, but it will be brought to a screeching halt (and rescheduled) if the water is turned off.
The quality and life of your plumbing system is based on the materials used.
And much of that has to do with its age so let’s talk about what you can expect to find in Kansas City.
Used from 1900-1990 and has a life up to 70 years.
Primarily used in homes built before 1960. This material corrodes and flakes off inside the pipe.
Because of the galvanizing process, this is not a safe material to drink from since lead and cadmium are heavy metals and a health hazard to ingest. A full replacement can cost $2k-$15k and includes the pipes inside the walls and the supply line outside the home.
Used from 1960-Present and has a life up to 75 years.
This material sometimes gets a bad wrap, but it’s great for residential water lines since its joints are stronger than copper and also more resistant to corrosion. It also stops water hammer.
A plastic piping used throughout the South and Midwest from 1978-1995 with a lifespan up to 26 years.
First thought to be the future of plumbing, it became a widespread substitute for copper and was installed in nearly 10 million homes. Then it started to fail and both the manufacturer and installers were sued for causing hundreds of millions worth of damage.
At first, plastic fittings got the blame. These played a part, but after switching to copper and brass it was discovered that the primary cause was the water quality of the city water supply.
Gained popularity in the early 1960s and continues today with a lifespan of 50 years.
This material is strong, non-toxic, antimicrobial, cost-effective, doesn’t rust and resists corrosion.
Invented in 1968 and used throughout Europe before coming to the U.S. in the 1990s. It has an expected lifespan of 100 years.
Pros: Flexible, light weight, and faster to install than PVC and copper. It is also safe, chemical-resistant, eliminates water hammer, and can be retrofitted onto copper.
Cons: Indoor use only since it’s vulnerable to UV rays and extreme cold. It’s also not recyclable and can’t be connected directly to the water heater.
Plumbing System Drain Lines
Used from the early 1900s until 1960s and has a lifespan of 50-60 years.
Still very common around Kansas City in homes 80+ years old. These drain lines are buried underground outside the home and prone to cracking, breaking, and leaking.
The most common sewer line used in Kansas City homes built between 1900-1975 with a lifespan of 50-65 years.
These are found everywhere in Kansas City and also prone to cracking, breaking, and leaking. The biggest difference between cast iron and clay is that you’ll also find cast iron inside the home.
When they break down, you’ll see these drain lines crack and flake. Fortunately, repair is straightforward and usually requires only the damaged section to be replaced. The biggest problem is getting to the leak when it’s inside walls, cellars, crawlspaces.
Began being installed in the 1970s and still used in new construction today. It has a lifespan of 70-100 years.
This material is affordable, doesn’t rust or corrode, is easy-to-use, inexpensive, and has long life.
However, it is not that durable and prone to damage under pressure.
The first residential plastic drain line used and has a life of 50-80 years.
It does not work well in hot temperatures and some cities require it to be covered in a special paint when used outdoors to protect it from UV light.
Plumbing System Water Heaters
Water heaters deteriorate from the inside out so the lower the water temperature, the longer the life.
Two signs that it’s time to replace your water heater:
Gas – 10-12 years
Tankless -20 years
Electric – 10-15 years
The Checking Of The Waduh (The Plumbing System Inspection)
By now it should come as no surprise that we treat the plumbing system like our grandma riding in the backseat – very carefully.
Without exception, the water MUST be turned on and flowing through the faucets BEFORE the inspection starts.
If it’s not, the inspection needs to be rescheduled. It’s that important.
Checking all spigots and sump pump drains.
If the home is vacant, we will run the water through all faucets, tubs, and showers for the entire inspection to make sure you have no leaks after you move in.
We check each toilet along with all sinks and the dishwasher for leaks.
We also monitor water flow through the all faucets, tubs, sinks, and showers.
In the basement, we inspect the water and drain lines for leaks, take note of what they’re made of, and check the water heater (including gas and exhaust vent).
Because If It’s Got Good Bones, It’s A Good House