In plumbing systems you have two sides; the supply and the waste. As Phoenix home inspectors, we observe both, however lately we are seeing high failure rates in the older waste systems.

Since the early 1970′s Phoenix area homes are plumbed most often using ABS plastic waste lines. Prior to that, the waste lines were plumbed using cast iron, galvanized steel, clay, paper & tar pipe (Orangeburg) and sometimes copper. These older piping systems are now failing at a significant rate. Most of the failures are occurring at joints, trap arms (horizontal section shown in the photo above), horizontal runs in the yard and at flanges like at the base of toilets. Since long segments of the waste lines are contained below slabs, in walls or below lawns it can be difficult and expensive to replace.

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Our very own David Swartz talk about some common problems with Polybutylene plumbing pipes in homes.

Water hammer (sometimes erroneously called air hammer) is that banging noise you hear in the wall when a faucet is turned off abruptly. The source of the noise you hear is the piping moving laterally and striking the framing or wall surface materials inside the wall cavity. This condition often occurs with appliances such as clothes washers or dish washing machines that stop the flow of water rapidly. Another common location is at shower risers when a single handle fixture is in use that tends to “shear off” the flow of water when the fixture is turned off.

To see a visual example of this phenomenon, turn on your garden hose with a self-closing handle nozzle. Hold your hand on the nozzle handle spraying full blast. Let go of the nozzle quickly. The nozzle shuts off, and the garden hose jumps around wildly. This same movement can occur in the wall when you hear piping noise caused by water hammer. The higher the pressure, the more hydraulic energy and the more noise you will encounter.

How do your clients repair this condition? If the pipes are accessible, additional securing of the pipes with piping fasteners will help. Sometimes lowering the water pressure reduces the noise. If no pressure regulator exists, it may be beneficial to add one. A sure way to correct the problem is to have a plumber install air chambers in the water piping near the offending fixture. Air chambers have an air bladder inside for the hydraulic energy to release against. Air works well to absorb energy since it is compressible. In the case of adding piping straps or adding air chambers it may be necessary to cut open wall surfaces to gain access. Potentially some of the problem piping may be accessed from a closet or cabinet near the fixture where a wall cut may not be as noticeable.

Water hammer is usually not a major issue in a properly installed plumbing system. Most homeowners that have lived with water hammer simply learn to turn fixtures off more slowly. In extreme cases it is possible to experience piping leaks within wall cavities caused by poorly installed piping solder joints. Water hammer in most cases, however, is a repair if desired condition.

During a home inspection in Mesa our inspector noticed that the electrical panel had the notation “non-metallic piping system”.  This is clue number one.  While the home inspector in Mesa was in the attic the attic he spots grey colored piping.  This is clue number tow and a confirmation.  Our Mesa home inspector has discovered polybutelene piping used for the water supply for the home.

Homebuyers often raise concerns over the presence of polybutylene pipe (PB) in their prospective home. PB piping has received a significant volume of bad press due to a relatively large number of leak incidents. Lawsuits abound against manufacturers of PB piping systems.

Introduced in the late 1970′s, PB has been used to pipe approximately six million homes in the U.S. It is unclear how many homes in Arizona have PB because it is often very difficult to identify by visual inspection, as stubs to sinks and toilets generally use poly-to-copper connectors. The average costs for PB related home repairs are about $4,000 according to industry experts. In some cases homeowners are finding that homeowners insurance companies will either cancel their coverage when PB causes extensive damage or refuse coverage to homes piped with PB.

The primary cause of failures is leaking at fittings and joints. On rare occasions the piping itself may develop leaks (the cause of piping leaks is not fully understood). PB piping remains popular among many homebuilders because it offers savings of $200 to $600 per home compared to C-PVC and copper piping. The cost savings result from lower installation costs — PB can be installed quickly by semi-skilled labor. Introduced in the late 1970′s, PB has been used to pipe approximately six million homes in the U.S. It is unclear how many homes in Arizona have PB because it is often very difficult to identify by visual inspection, as stubs to sinks and toilets generally use poly-to-copper connectors. The average costs for PB related home repairs are about $4,000 according to industry experts. In some cases homeowners are finding that homeowners insurance companies will either cancel their coverage when PB causes extensive damage or refuse coverage to homes piped with PB.

To share a few tips on how experienced home inspectors try to identify polybutelene piping, look to the following:

· If the home has a plastic piping system, a designation like “Non-Metallic Plumbing System” is supposed to be permanently written in the building electrical panel. Sometimes it is, sometimes it isn’t.

· Often homes that have polybutelene piping also have a pressure regulator installed. While not conclusive, this can be an indicator.

· In the attic you have the best chance of seeing the piping system. If the insulation does not fully cover the piping it may be visible as a blue or grey plastic piping.

· Supply valve areas at individual fixtures are often loose at the wall in polybutelene systems. Give the piping a gentle pull to see if the piping is secured or loose. With experience you can often determine if the system is plastic or a more rigid metallic piping system.

Caution seems to be the final word with regard to PB use. Buyers still need to beware of the increased potential for leaking in a home piped in PB. For more information on PB piping check out http://ag.arizona.edu/AZWATER/awr/nov94/leaks.html orhttp://www.polybutylene.com/test.html and call the Plumbing Claims Group at (800) 356-3496.