Babcock Home Inspections
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Plumbing:                 

 

    Types of Water Pipes: 

           Galvanized:  Galvanized pipe were used in older homes and eventually starts to rust and build up hard water deposits that restrict water flow.  Expect to see some rusty water come out of the rarely used faucet fixtures are much older homes.  Eventually these pipes may need to be replaced.

           Copper:  Copper pipes are tough pipes and last longer than most galvanized pipes. They are not freeze resistant and should be protected.  These pipes can also attract lime and calcium deposits and eventually slow down the water flow, but it does take a long time.  Some water supplies differ in the hardness of the water.  Install a water softener to help delay or eliminate the future deposits in the pipes.

           PVC:  PVC plastic pipe is a rigid pipe invented in the late 1960’s as a replacement for galvanized pipe.  This pipe does not have a problem with hard water build up.  This type of pipe can freeze and break so it should be protected.  Standard PVC pipe is used for cold water.  PVC’s sister is CPVC that is designed to be used for Hot Water. 

           PEX:  Crosslinked Polyethylene Plastic Flexible Water Tubing.  This is the newest generation of high tech plastics that is freeze resistant and does not clog up with hard water.  It is a flexible tubing that is fast and easy to install but should only be installed by a professional.  The pipes are easy to identify by color, white for water supply, blue for cold water, red for hot water.

 

      Water Pressure Regulators:

            The water pressure to a house should be between 40 and 80 PSI (pounds per square inch).  Pressure too low and your shower head will dribble water.  Pressure too high will damage water pipes or flex pipes to the faucets or make the water faucets drip water. 

            The last house I saw with water pressure too high broke the copper water pipes in the ceiling of a 2 story house and water rained down through the sheetrock and all over the garage floor.

            When the water pressure is too high, a plumber can install a water pressure regulator valve outdoors by the water meter.  When you install a water pressure regulator, you have created a closed water system, so to help compensate for water pressure changes within the house a Water Pressure Compensation Tank must be installed to help absorb the pressure changes and not damage the pipes or fixtures.  This tank typically looks like an upside down milk jug and is usually installed on the cold water side of the water heater.

 

      Anti-Reversing Valve:

      

        This type of valve is commonly installed on commercial buildings and now more commonly on homes.  This valve keeps water from the house from backing up into the street water system and becoming contaminated in case of main wter pipes getting damaged or street repairs.  Again this makes the plumbing sys a "closed system: which requires a water pressure compensation tank to be installed, generally on the cold water side of the water heater.

 

     Common Plumbing Problems in the House:

            

          Clogged Sink Faucet Aerators:

               The sink aerator at the end of the faucet gets clogged from hard water.  These can be disassembled and cleaned or simply replaced.

 

          Loose Toilet at the Base:

                A toilet can be loose at the base either from loose bolts, water damage to the wood flooring or just needs caulking around the base to keep the toilet from twisting.

 

          Bad Ballcock Valve in the Toilet Tank:

                The ballcock valve is the water control inside the toilet tank.  Sometimes this valve gets old and leaks and should be replaced.  This valve assembly can be purchased for as little as $10.00.

 

          Tub Faucet Fixtures Not Caulked Around the Edges:

                The connection of the tub faucet to the tile wall should have no gaps.  If there is a gap it should be caulked to help prevent water from entering behind the faucet and into the wall.

 

          Hot/Cold Reverse at the Faucets:

               Once in a while faucet hoses get mixed up and the hot water is on the right handle and cold on the left.  Single handle tub and shower faucets sometimes are mixed up as well.  This is a condition where the mixing barrel in the fixture is installed backwards or sort of upside down, (180 degrees out of phase).  A plumber can remove and re-installed correctly. 

 

          Water Leaks: Under Sinks, Laundry, Faucet fixtures, etc……

                Water leaks anywhere around the house is not a good thing.  Water can damage wood, sheetrock, flooring and also promote mold growth.  Check under your sinks once in a while.  Look for water stains in sheetrock and baseboards.  Repair dripping faucets indoors and outdoors. 

 

          Loose Tiles around the Faucet Fixtures:

               Water leaks around the tub faucet or shower handles allow water to enter the wall and damage the sheetrock and loosen the tiles.  Sometimes a small area may be repaired.  If you let it go too long you will probably have to replace an entire section of the wall.

 

          Clean and Caulk around the Tub and Shower Edges:

                The edges of the tile are generally caulked.  Sometimes the caulking gets old, moldy or loose.  Generally you cut the old sealant out and recaulk with a bathroom silicone sealant. 

   Plumbing pipes are divided into 2 sections.  Drainage and Water Supply.
 
   Older houses have Cast Iron.  When they get old they can crack, rust and leak, especially if the house has the old wood foundation called Pier and Beam.  As the house settles over the years it puts pressure on the pipes and can crack or break them.
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   Some older houses have been updated to include cast iron and PVC. 
 
   Newer homes have PVC drain pipes and problems are not generally found with this type of pipe.
 
 When doing a home inspection, all visible pipes are inspected as well at the water fixtures.  Water leaks of any type are not tolerated and will be noted in the report.
 
   Bath tubs are tested for proper water drainage. 
 
   Whirlpool tubs are tested for preformance, wiring and proper GFCI protection.  As you can see by the following picture, I go out of my way to test tub fixtures.