By Eric Lecky, SageWater
Are you dealing with leaks from an outdated plumbing system? Piping issues, whether defective or age-related, can be one of the worst problems a community can experience, especially given the potential damage to a building's structure and personal property that can be caused by flooding, leaks, and mold.
Facing the prospect of replacing and modernizing your piping system during COVID-19 can seem daunting. However, the pandemic has made it even more critical that you ensure your residents have access to clean, fresh water, functional drain, waste and vent piping, and efficient HVAC systems. While these have always been considered “essential,” proper sanitation and healthy air movement are critical components of minimizing the impact of this terrible virus.
Plumbing systems that were already nearing the end of their useful life have seen increased stress due to expanded use from extended quarantining and more people working remotely, using their plumbing and HVAC while they are home all day. Risking repeated or extended outages from plumbing failures when owners and residents need their plumbing to work correctly is not an option. While it may not seem easy, the best course of action is to address the issues now and not delay.
Know Your Pipe System
Most buildings have several different piping systems that should have a regular inspection to ensure they are in proper working condition and not showing dangerous signs of aging.
These systems are usually comprised of one or more different types of pipes, which range from metals such as copper, steel, and cast iron to a variety of plastics. The lifespan of each material varies considerably and is dependent on local water chemistry and climate. Knowing what's in your building, when it was installed and how well it is aging are critical data points when evaluating the length of time you may have before needing to repair or replace your pipes.
What to Look For
Sudden changes in water pressure, discolored water, or small leaks are early indicators of potentially more pressing issues. Visible signs of corrosion-such as changes in water-color, oxidization of metal pipes, or a metallic taste are equally important indicators. If water-related complaints, leaks, and other problems become more frequent, it's time for a professional inspection.
Solutions to Solving Your Piping Problems
When it comes to repairing failing pipes, there are several options, and some are better than others.
On one end of the spectrum, you can continue to have your plumber make ad hoc repairs. While each service call is not too expensive, it is a costly and time-intensive option in the long run and doesn't solve the problem.
Be wary of alternative solutions like pipe lining. While in theory the idea of lining an existing failing pipe with a plastic resin seems like a good idea, in practice it is far from perfect, and very difficult (if not impossible) to get correct. If not done properly, you will have to replace your pipes anyway, essentially paying to fix the problem twice.
Repiping represents the most permanent fix to plumbing problems. By replacing pipes altogether, you reset the clock on your building. Many new potable water supply piping products carry a 25-year warranty, so you'll have plenty of protection for years.
While some managers and owners initially believe that repiping may be too big of a project to undertake, the reality is that it can be managed very efficiently with minimal disruptions. It often costs less than you might think, given the nature of the project, and is frequently less expensive than the epoxy lining. For a solid return on investment, pipe replacement is one of the best capital improvement projects your community can undertake. Some of the realized benefits include, but are not limited to:
- A reduction in your insurance deductible and subsequently your insurance bills. Many boards repipe when their deductible is $25,000 to $30,000 per incident. After a repipe, that deductible can be dramatically reduced to $3,000 - $5,000.
- Remediation costs for flood and raw sewage damage are eliminated.
- Water quality will improve with new pipes, since you have removed the old, aged, corrosive pipes.
- Liability to the Board is reduced since known issues are addressed and resolved.
- Resale values will go up. Knowing that an older building has already undertaken a pipe replacement project makes that building go up in value. Prospective buyers will appreciate not having to worry about their pipes leaking, and brand-new pipes have a solid warranty in addition to a 40-50-year life span.
Waiting too long to repipe escalates your risk of catastrophic damage to your building. By acting early and planning ahead, you avoid numerous problems and gain immediate financial and structural benefits, as well as a boost to your building reputation among the real estate community.
Eric Lecky (elecky@sagewater.com) is an Executive Vice President at SageWater, North America’s leading pipe replacement contractor. SageWater is headquartered in Alexandria, Virginia, with offices nationwide. Over the past 30 years, they have replaced more than 35 million feet of pipe in over 100,000 occupied residential units.
