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Kansas City Plumbing
Systems And Inspection

The Most Important System In Your Home

There are 5 major areas in every home.  And no matter how big or how old it is, they are always the same:

  1. Foundation
  2. Plumbing
  3. Roof
  4. Electrical
  5. HVAC 


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 potential damage and 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.

Plumbing System Water lines

Galvanized Steel

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.

Plumbing systems and inspection kansas city
galvanized water lines
Plumbing systems and inspection kansas city
cpvc water lines

CPVC

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.

Polybutylene

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.

Plumbing systems and inspection kansas city
polybutylene water lines
Plumbing systems and inspection kansas city
copper water lines

Copper

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.

PEX tubing

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 systems and inspection kansas city
pex water lines

Plumbing System Drain Lines

Clay

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.

Plumbing systems and inspection kansas city
clay sewer line
Plumbing systems and inspection kansas city
cast iron sewer line

Cast Iron

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. 

PVC Plastic

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. 

Plumbing systems and inspection kansas city
pvc drain lines
Plumbing systems and inspection kansas city
abs black plastic

ABS Black Plastic

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:

  1. Leaking at the base

  2. You notice your hot water is not lasting very long (it’s filling up with sediment)


Lifespans:

Gas – 10-12 years

Tankless -20 years

Electric – 10-15 years

Plumbing systems and inspection kansas city
gas water heater
Plumbing systems and inspection kansas city
electric water heater
Plumbing systems and inspection kansas city
tankless water heater

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.

Plumbing systems and inspection kansas city
first, the exterior

First, outside

Checking all spigots and sump pump drains.

Then, inside

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).

Plumbing systems and inspection kansas city
then, the interior

3 Simple Steps To Get The Certainty You Want

1

SCHEDULE

You can contact us day or night. We’ll handle everything from getting into the home to coordinating the sewer and radon services. But don’t dawdle because being good means we get busy.

2

Inspect

Our MaxInspect™ System checks your home 3 different ways to give you the most insight and most protection from problems after you move in. There’s nothing else like it in Kansas City.

3

DECIDE

We’ll talk you through the findings when it’s over then give you a report later the same day that’s been carefully designed to be easy for YOU to understand and use during negotiations.

Very Special Offer For KC Area Homebuyers

home inspection kc example flip booklet

80% Of All Deal-Killing Defects Are Located In Just 5 Areas

These are called the ‘bones’
And our easy-to-use field guide shows you exactly what to check so you know right away if the home has good bones or it’s just a money pit in disguise.

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Get It Now Because If It’s Got Good Bones, It’s A Good House

Our Home Inspection Packages

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